Public hearing followed by discussion and possible action on any and all matters regarding Minor General Plan Amendment Case No. 2021-0336 and Resolution No. 2192.  A resolution of the Mayor and City Council of the City of San Luis, Arizona, amending the 2040 General Plan to change the land use designation of 19.95 acres of land located east of 20th Avenue and south of Belleza Del Desierto Phase 2 Subdivision from Commercial (C) to Medium Density Residential (MDR); repealing any conflicting provisions; and providing for severability.  (Jose A. Guzman, Director of Planning and Zoning) Item continued to 9/08/2021

A. Open public hearing
     1. Staff presentation
     2. Call to the Public on this item
B. Close public hearing
C. Action on Resolution No. 2192

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 Residential (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.
 
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 has 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.  Development standards in the light industrial zoning district require a 25 feet rear yard setback for industrial properties located adjacent to residential development.    

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 E 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 a connection to Cesar Chavez Boulevard.  

COMMENTS: Staff sent notification letters to property owners within 300 feet of the proposed project (7 letter)

CITIZEN REVIEW MEETING: The Citizen Review Meeting was held on June 1, 2021, at the San Luis 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 comments. There were no members of the public present.

PLANNING AND ZONING COMMISSION: The Planning and Zoning Commission public hearing was held on August 3, 2021, at 7:00 p.m. at the San Luis City Hall Council Chambers. The Commission recommends approval of this request.

Staff recommends the approval of Minor General Plan Amendment Case No. 2021-0336 and Resolution No. 2192.