Public hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2018-0127 and Ordinance No. 382. An ordinance of the Mayor and City Council of the City of San Luis, Arizona, amending the official zoning map of the City of San Luis by changing the rezoning classification of a total of 160 acres located on the southeast corner of County 24th Street and Avenue F; 4.54 acres from Medium-High Density Residential (R-2) to Community Commercial (C-2), 75.46 acres from Medium-High Density Residential (R-2) to Medium Density Residential (R1-6) and 80 acres from Rural Area Residential (RA-10) to Medium Density Residential (R1-6); repealing any conflicting provisions; and providing for severability. (Jose A. Guzman, Director of Planning and Zoning)
 
A. Open public hearing B. Close public hearing
C. Action on Reading of Ordinance No. 382 by title only
    (City Clerk to read the ordinance by title only)
D. Action on Ordinance No. 382

This item is a request by Vianey R. Vega P.E. of Vega & Vega Engineering, PLC, applicant, on behalf of Border Ranches, owner, to change the zoning of approximately 160 acres. The subject property is located on the east mesa of the City of San Luis on the southeast corner of Avenue F and County 24th Street. Santa Cecilia No. 1 and Santa Cecilia No. 2, single-family residential subdivisions under construction, are located north of the proposed rezoning. To the west and south is undeveloped land zoned as Rural Area Residential (RA-10). Adjacent to the east is vacant land zoned as Light Industrial (L-1).

The current zoning of the property is divided into two, 80-acre areas and are zoned Medium-High Density (R-2) and the south 80 acres are zoned Rural Area Residential (RA-10). The proposed zoning change is as follows: 4.54 acres from Medium-High Density Residential (R-2) to Community Commercial (C-2), 75.46 acres from Medium-High Density Residential (R-2) to Medium Density Residential (R1-6) and 80 acres from Rural Area Residential (RA-10) to Medium Density Residential (R1-6).

The purpose of the zone change is to allow a future residential subdivision to be called Bienestar Estates 10. The project is planned to be developed in different phases.  The first phase is planned to be around 36 acres and the rest to be developed in the future. The 4.54 acres located at the southeast intersection of Avenue F and County 24th Street will be used for commercial purposes. This location is convenient for adjacent residents as it will be within walking distance for routine, local needs such as personal services or limited retail.

GENERAL PLAN:
The current General Plan for this parcel is Neighborhood designation which is appropriate for the R1-6 but not for the C-2 area. The intent of Neighborhood land designation is to focus on the primary areas (Residential Zoning District) in the community. The Activity Center designation is intended for commercial services that conveniently serve the nearby residential areas.
 
A Minor Amendment is required for the proposed C-2 area before the rezoning takes effect. A Minor Amendment (Case No. 2018-0183) is being processed to make the Land Use Designation compatible with the proposed commercial zoning change.

COMMENTS:
As required by state statute, this request was referred to all relevant government agencies for review. We have received comments from the following agencies:

1. Arizona Game and Fish Department (4-13-18)
2. City of San Luis Fire Department (4-16-18)
3. Yuma County Airport Authority (4-16-18)

CITIZEN REVIEW MEETING:
The Citizen Review Meeting was held on May 1, 2018, at City Hall Council Chambers at 6 PM. The intent of this meeting was to allow the public to learn about the project, ask questions and express comments. There were 3 members of the public and the applicant answered all their questions.

PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission held a public hearing for this item on their Regular Meeting of May 8, 2018, at the City Hall Council Chambers. The Commission recommended approval of this request subject to the conditions mentioned below. 
 
STAFF RECOMMENDATION:
Staff recommends approval of Ordinance No. 382 subject to the following conditions:

1. Prior to the issuance of any building permit for commercial use, if deemed necessary by the City Engineer, a traffic study shall be conducted at owner’s expense, and the owner shall construct all improvements required by said study at owner’s expense. Said study shall be conducted by an engineer selected by the City of San Luis.
2. Commercial uses to exclude City Code §152.107(B)6-Mortuaries and §152.107(B)20-General Auto Repair.