Public hearing followed by discussion and possible action on any and all matters regarding Minor General Plan Amendment Case No. 2021-0336. A request by Core Engineering Group LLC on behalf of Border Ranches II AZ LLC to change the land use designation of 19.95 acres from Commercial (C) to Medium Density Residential (MDR). Assessor’s Parcel 227-15-003, north half, located east of 20th Avenue and south of Belleza Del Desierto Phase 2 subdivision.  

A. Open public hearing B. Close public hearing
C. Action on Minor General Plan Amendment Case No.2021-0336

Lot Split Case No. 2021-0275 has been approved to split the subject property into two new parcels. The applicant is requesting a minor amendment to the City of San Luis 2040 General Plan for the north half only. If this minor amendment is approved the applicant is requesting the rezoning of the north half from Light Industrial (L-I) to Medium Density Residental (R1-6) for the construction and development of a residential subdivision. (Rezoning Case No. 2021-0243).

The applicant submitted a Major Amendment application to change the land use designation of the south half from Commercial (C) to Medium Density Residential (MDR) (Major Amendment Case 2021-0337). The City of San Luis 2040 General Plan requires a major amendment for any change in a non-residential land use category of 20 or more contiguous acres to a residential land use category.   

GENERAL PLAN:
The existing land use category for the subject property is Commercial (C) as shown on the land use map.

Existing Land Use category
Commercial (C): The Commercial land use category is intended to provide for the primary commercial areas serving the community including neighborhood, community, and regional-scale development. Commercial areas provide convenient community access to goods and services and may include retail, service commercial, professional offices, light industrial and employment uses.
Zoning districts permitted within C: MU, C1, C2 and LI
 
Proposed Land Use Category
Medium Density Residential (MDR): The Medium Density Residential (MDR) land use category is intended to provide for detached single family residential development on moderately sized lots.
Zoning districts permitted within MDR: R1-6, R1-8, R1-12, R1-20, R1-35, R2, MHS, MHP and PUD.
 
The approval of this minor amendment will allow the applicant to rezone the north half of the subject property to Medium Density Residential zoning districts. The existing condition of the subject property is native desert undeveloped land zoned Light Industrial (L-I). The subject property is located inside the Central Growth Area identified in the 2040 General Plan.

In determining whether the proposed General Plan Amendment shall be approved, The Planning and Zoning Commission and City Council shall assure that the proposed amendment meets all of the following criteria:

1. The development pattern contained in the existing San Luis General Plan-Land Use Plan does not adequately provide appropriate optional sites for the use or change proposed in the amendment.
2. The amendment constitutes an overall improvement to the San Luis General Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time.
3. The amendment will not adversely impact the community as a whole or a portion of the community by:
   a. Significantly altering acceptable existing land use patterns.
   b. Requiring additional and more expensive improvements to roads, sewer, or water delivery systems than are needed to support the prevailing land uses and which, therefore, may impact developments in other areas.
   c. Adversely impacting existing or previously planned uses through increased traffic generated by the proposal on the existing systems, or
   d. Affecting the livability of the area or the health and safety of the residents.
4. The amendment is consistent with the General Plan's overall intent, vision, goals and objectives as well as being compliant with other adopted plans, codes, and ordinances.

Furthermore, the General Plan states that any change to the land designation of more than 20 acres from non-residential to residential triggers a Major Amendment. Major Amendments, by state law, may only occur once per calendar year and minor amendments may be processed throughout the year.

This request for land use designation change qualifies as a minor amendment since it is for less than 20 acres. However, a subsequent application will have to be processed as a Major Amendment. A memorandum for the City Attorney attached to this report, gives a detailed explanation.

CRITICAL ISSUES:
The developer must provide all the necessary improvements including road construction, water, wastewater and open space.

General Plan Policies:
Policy G-7.1 The City of San Luis should only prioritize growth in areas with existing infrastructure or areas where infrastructure can be expanded in a fiscally sound manner.
The subject property is located inside the Central Growth Area identified in the 2040 General Plan where infrastructure can be expanded. Existing development in the area have provided access to the infrastructure needed for residential development.

Policy G-8.1 New development should provide a transition between uses with differing densities/intensities by incorporating compatible land use strategies.
The subject property is located adjacent to a compatible land use category to the north and west. However, the subject property is located adjacent to an industrial subdivision to the east. Existing residential subdivisions located to the north, adjacent to industrial zoning, have provided a 20’ buffer setback to separate the future industrial land uses from residential uses. 

Policy G-9.3 Ensure growth areas are served and connected by major transportation routes and other modes of transportation.
Subdivisions in the central growth area are served and connected by Avenue F and County 24^th Street. Both arterial roads are not fully improved. However, the City has requested traffic studies for all the proposed subdivisions in the area. The traffic study will ensure that all the improvements necessary are done to provide connection to Cesar Chavez Boulevard and Avenue E.  

AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies. We have received comments from the following agencies:

1. The Yuma County Airport Authority (5-17-2021)

As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (7 letters)

The City has not received any other significant concerns or objections from the various review agencies or adjacent property owners.

CITIZEN REVIEW MEETING:
As required by State Statute and the City Code, a Citizen Review meeting was held at the City Hall on June 1, 2021 at City Hall Council Chambers at 6:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express any comments. There were no people from the public present or connected via Zoom.
 

The applicant has provided the information and materials necessary for the review of the Minor General Plan Amendment.

Staff recommends approval of Minor General Plan Amendment Case No. 2021-0336.

 

I MOVE TO FORWARD MINOR AMENDMENT CASE NO. 2021-0336 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL.