Public hearing followed by discussion and possible action on any and all matters regarding Minor Amendment Case No. 2021-0703 and Resolution No. 2207.  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 2.9 acres of land located on the northeast corner of Avenue F and County 24th Street from Medium Density Residential (MDR) to High-Density Residential (HDR).  (Fernando Villegas, Principal Planner)

A. Open public hearing
     1. Staff presentation
     2. Call to the Public on this item
B Close public hearing
C. Action on Resolution No. 2207




 

The subject property land use designation is Medium Density Residential (MDR) as shown on the City of San Luis 2040 General Plan. The MDR land use designation is compatible with development for detached single family residential development. The applicant is requesting a land use change to High Density Residential to for the construction of multi-story apartments. 

EXISTING LAND USE DESIGNATION:
Medium Density Residential (MDR): The Medium Density Residential (MDR) land use designation 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, R-2, MH, MHP and PUD.

PROPOSED LAND USE DESIGNATION:
High Density Residential (HDR): The High Density Residential (HDR) land use designation is intended to provide for multi-story apartments and condominiums close to employment and activity centers.
Zoning districts permitted within HDR: R-3, R-2 and PUD

The approval of this minor amendment will allow the applicant to rezone the subject property to R-3. The developer must provide all the necessary improvements including road construction, water and waste water.

GENERAL 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 in an area where infrastructure can be expanded. Existing development in the area have provided access to the infrastructure needed for multi family 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 in every direction. Property to the south is requesting a minor amendment to Commercial(C) for the possible construction of a commercial plaza (Minor Amendment Case No. 2021- 0607). The applicant is also requesting the rezoning of the parcel to the south to C-2 (Rezoning Case No. 2021-0608). Single family residential development is located to the north and east and a vacant lot is located to the west.

Policy G-9.3 Ensure growth areas are served and connected by major transportation routes and other modes of transportation.
The subject property is connected by Avenue F and County 24th Street. Both arterial roads are not fully improved. However, the City can request a traffic study for the proposed development . The traffic study will ensure that all the improvements necessary are done to provide connection to Cesar Chavez Boulevard and Avenue E.

APPROVAL CRITERIA:
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 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 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.

CITIZEN REVIEW MEETING:
The Citizen Review Meeting was held on December 7, 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. Ana Cortez, owner of the property locates at 170 N. Emmanuel Avenue, is in opposition to this request because she purchased the property knowing that commercial development will be located adjacent to his new house. She stated that she does not want apartments next to her house. Ana Cortez was the only member of the public present at the citizen review meeting.

PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission recommends approval to change the land use designation from Medium Density Residential (MDR) to High Density Residential (HDR) as requested.

STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary fo review of the minor amendment application.

Staff recommends approval of Resolution No. 2207 approving Minor General Plan Amendment Case No. 2021-0703.