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PLANNING & ZONING AGENDA ITEM REVIEW FORM |
3.A.
Planning & Zoning Commission Meeting
- Meeting Date:
- 12/14/2021
- Submitted By:
- Fernando Villegas, Principal Planner, Planning & Zoning Department, Development Services
ITEM:
Public Hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2021-0693. A request by Edais Engineering Inc. on behalf of Riedel Holdings LLC to rezone 186.84 acres from Medium High Density Residential (R-2), High Density Residential (R-3), Community Commercial (C-2) and Light Industrial (L-I) to Medium Density Residential (R1-6). Assessor’s Parcel Number 227-11-004 and a portion of parcel 227-11-005, located on the southeast corner of Avenue E and County 23 ½ Street in San Luis, Arizona.
A. Open public hearing
1. Staff presentation
2. Call to the public on this item
B. Close public hearing
C. Action on Rezoning Case No. 2021-0693
A. Open public hearing
1. Staff presentation
2. Call to the public on this item
B. Close public hearing
C. Action on Rezoning Case No. 2021-0693
BACKGROUND:
On October 27, 2021, City Council approved Major Amendment Case No. 2021-0340. The approval of the Major Amendment allows the property owner to request rezoning of the subject properties to Medium Density Residential R1-6. The subject properties were annexed to the City of San Luis in the year 2000 as part of a pre-annexation agreement (Resolution No. 421). The pre-annexation agreement included the San Luis regional detention and support center and the east wastewater treatment plant. As part of the pre-annexation agreement the City agreed to allow the development of a regional detention and support center under existing zoning regulations.
After the annexation became effective in 2010 the owner applied to rezone approximately 20 acres located on the southwest corner of County 23 ½ Street and Avenue D ½ alignment to high-density residential zoning in an area primarily designated for industrial uses. (Rezoning Case No. 2010-11,12,13 and 14). In 2011, Resolution 933 amended the pre-annexation agreement to include certain provisions to allow for high-density residential development. The decision to include high-density residential zoning was based on the potential need for townhomes or condominiums to accommodate short-term employment in the construction or development fields.
According to Resolution No. 933 if the owner develops the 20-acre portion zoned R2 and R3 with single family homes, the developer agrees that such development will be limited to large lot development of lots no less in size of 8,000 square feet and homes of no less than 1750 square feet, exclusive of garage or carport or the owner needs to request an amendment to Resolution No. 933.
On May 2021, the subject properties were purchased by Riedel Holdings LLC and the new owner requested a lot split to divide parcel 227-11-005 to create three new parcels.
Staff will present to City Council, a new Development Agreement for the property, to allow the lot split approval and to ensure appropriate construction of improvements and dedication of right-of-way. As part of this agreement, the developer has requested to include a proposed amendment to Resolution No. 933, removing the condition of minimum 8,000 square feet lots and 1750 square feet homes. This development agreement will be presented to Council on their regular meeting of December 21, 2021.
ANALYSIS:
The existing condition of the subject property is undeveloped vacant land. Parcel 227-11-005 is zoned Light Industrial (L-I), Commercial (C-2), High Density Residential (R-3) and Medium High Density Residential (R-2). Parcel 227-11-004 is zoned Light Industrial (L-I).
Existing Adjacent Zoning Districts:
To the north: RA-10
To the west: C-2 and R-3
To the south: L-I and C-2
To the east: RA-10 (Detention Center and East water treatment plant)
GENERAL PLAN:
The current Land Use Designation for the parcels is Medium Density Residential (MDR) designation which is compatible with the proposed zoning district R1-6.
The developer must provide all the necessary improvements including road construction, water and wastewater.
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 Yuma County Airport Authority.
“The property is located near Rolle Airfield where aviation activities are expected to increase in the future. These properties, due to their proximity to the Rolle Airfield, are likely to experience aircraft over flights, which could generate noise levels which may be of concern to some individuals. The City, public and airport shall be held harmless from any damages caused by noise, vibration, fumes, dust, fuel, fuel particles, or other effects that may be caused by the operation of aircraft taking off, landing, or operating on or near the airport, not including the physical impact of aircraft or parts thereof.”
As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (9 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 City Code, a Citizen Review Meeting was held at the City Hall on December 7, 2021 at the City Hall 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 comments from the public present.
After the annexation became effective in 2010 the owner applied to rezone approximately 20 acres located on the southwest corner of County 23 ½ Street and Avenue D ½ alignment to high-density residential zoning in an area primarily designated for industrial uses. (Rezoning Case No. 2010-11,12,13 and 14). In 2011, Resolution 933 amended the pre-annexation agreement to include certain provisions to allow for high-density residential development. The decision to include high-density residential zoning was based on the potential need for townhomes or condominiums to accommodate short-term employment in the construction or development fields.
According to Resolution No. 933 if the owner develops the 20-acre portion zoned R2 and R3 with single family homes, the developer agrees that such development will be limited to large lot development of lots no less in size of 8,000 square feet and homes of no less than 1750 square feet, exclusive of garage or carport or the owner needs to request an amendment to Resolution No. 933.
On May 2021, the subject properties were purchased by Riedel Holdings LLC and the new owner requested a lot split to divide parcel 227-11-005 to create three new parcels.
Staff will present to City Council, a new Development Agreement for the property, to allow the lot split approval and to ensure appropriate construction of improvements and dedication of right-of-way. As part of this agreement, the developer has requested to include a proposed amendment to Resolution No. 933, removing the condition of minimum 8,000 square feet lots and 1750 square feet homes. This development agreement will be presented to Council on their regular meeting of December 21, 2021.
ANALYSIS:
The existing condition of the subject property is undeveloped vacant land. Parcel 227-11-005 is zoned Light Industrial (L-I), Commercial (C-2), High Density Residential (R-3) and Medium High Density Residential (R-2). Parcel 227-11-004 is zoned Light Industrial (L-I).
Existing Adjacent Zoning Districts:
To the north: RA-10
To the west: C-2 and R-3
To the south: L-I and C-2
To the east: RA-10 (Detention Center and East water treatment plant)
GENERAL PLAN:
The current Land Use Designation for the parcels is Medium Density Residential (MDR) designation which is compatible with the proposed zoning district R1-6.
The developer must provide all the necessary improvements including road construction, water and wastewater.
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 Yuma County Airport Authority.
“The property is located near Rolle Airfield where aviation activities are expected to increase in the future. These properties, due to their proximity to the Rolle Airfield, are likely to experience aircraft over flights, which could generate noise levels which may be of concern to some individuals. The City, public and airport shall be held harmless from any damages caused by noise, vibration, fumes, dust, fuel, fuel particles, or other effects that may be caused by the operation of aircraft taking off, landing, or operating on or near the airport, not including the physical impact of aircraft or parts thereof.”
As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (9 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 City Code, a Citizen Review Meeting was held at the City Hall on December 7, 2021 at the City Hall 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 comments from the public present.
SUMMARY:
On October 27, 2021 City Council approved Major Amendment Case No. 2021-0340. The applicant is now requesting rezoning of the parcels from Light Industrial (L-I) to Medium Density Residential (R1-6) to allow the construction a residential subdivision known as Los Mesquites.
STAFF RECOMMENDATION:
The applicant has provided the information and material necessary for review of the zoning request.
Staff recommends approval of Rezoning Case No. 2021-0693 subject to the following condition.
STAFF RECOMMENDATION:
The applicant has provided the information and material necessary for review of the zoning request.
Staff recommends approval of Rezoning Case No. 2021-0693 subject to the following condition.
- That any development of the property, or portion thereof, and/or the approval of any subdivision plat, be conditioned upon payment to the city the sum of $260.00 per acre, or any portion of an acre, as a proportionate contribution for a traffic signal at the intersection of County 24th Street and Avenue E.
- Development must comply with updated Public Work Standards as approved by City Council during the approval of the Final Plat. Updated Public Works Standards to include right-of-way requirements, pavement width and other applicable standards.
RECOMMENDED MOTION:
A. I MOVE TO OPEN PUBLIC HEARING
C. I MOVE TO FORWARD REZONING CASE NO. 2021-0693 TO CITY COUNCIL WITH THE RECOMMENDATION OF APPROVAL WITH CONDITIONS AS PRESENTED BY STAFF.
1. Staff presentation
2. Call to the public on this item
B. I MOVE TO CLOSE PUBLIC HEARINGC. I MOVE TO FORWARD REZONING CASE NO. 2021-0693 TO CITY COUNCIL WITH THE RECOMMENDATION OF APPROVAL WITH CONDITIONS AS PRESENTED BY STAFF.