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PLANNING & ZONING AGENDA ITEM REVIEW FORM |
4.C.
Planning & Zoning Commission Meeting
- Meeting Date:
- 02/14/2023
- 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. 2022-0693. A request by Edais Engineering Inc., on behalf of Riedel Holdings LLC to rezone 5 acres from Medium Density Residential (R1-6) to Medium High Density Residential (R-2). A portion of assessor's parcel number 227-11-393, located west of 24th Avenue between Ortega Street and County 24th 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. 2022-0693
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. 2022-0693
SUMMARY:
In 2021, City Council approved Rezoning Case No. 2021-0693 to rezone the subject property from Light Industrial (L-I) to Medium Density Residential (R1-6). The approval allowed the development of Los Mezquites residential subdivision.
ANALYSIS:
The applicant is requesting rezoning of a 5 acre portion located on the southeast corner of the property to allow a townhome subdivision. The request to Medium High Density Residential (R-2) will allow the applicant to increase the residential density by submitting a subdivision plat with smaller lots for townhomes.
Existing Adjacent Zoning Districts:
To the north (R1-6) (Los Mezquites Phase 2 Residential Subdivision)
To the west (C-2) (Plaza Colibri Commercial Subdivision)
To the south (C-2) (Plaza Colibri Commercial Subdivision)
To the east (R1-6) (Los Mezquites Phase 4 Residential Subdivision)
AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies, staff have received comments from YCAA Inc., ADOT and The City of San Luis Fire Department.
The Yuma County Airport Authority provided the following comments: "The property is near Rolle Airfield where aviation activity is expected to increase in the future. Residents are likely to experience noise and over flights. The City, public and airport shall be held harmless from effects that may be caused by aviation operations.
The Arizona Department of Transportation provided the following comments: "ADOT request the opportunity to review and comment on a traffic impact analysis (TIA) that meets the requirements of Section 240 of its traffic guidelines and processes (TGP) available at https://azdot.gov/node/5274."
The Fire Department provided the following comments: " The City of San Luis Fire Department has no comments at this time, but reserves the right to comment upon subsequent submittals. Final decisions regarding this request are best made by the Planning and Zoning Department."
As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (2 letters).
Staff 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 City Hall on February 7, 2023 at the City Hall Chambers at 5:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express any comments. Nobody from the public was present during the meeting.
STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for review of the rezoning request.
Staff recommends approval of Rezoning Case No. 2022-0693 subject to the following condition:
1. The owner/applicant shall submit a preliminary plat for approval in compliance with the City of San Luis subdivision regulations.
ANALYSIS:
The applicant is requesting rezoning of a 5 acre portion located on the southeast corner of the property to allow a townhome subdivision. The request to Medium High Density Residential (R-2) will allow the applicant to increase the residential density by submitting a subdivision plat with smaller lots for townhomes.
Existing Adjacent Zoning Districts:
To the north (R1-6) (Los Mezquites Phase 2 Residential Subdivision)
To the west (C-2) (Plaza Colibri Commercial Subdivision)
To the south (C-2) (Plaza Colibri Commercial Subdivision)
To the east (R1-6) (Los Mezquites Phase 4 Residential Subdivision)
AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies, staff have received comments from YCAA Inc., ADOT and The City of San Luis Fire Department.
The Yuma County Airport Authority provided the following comments: "The property is near Rolle Airfield where aviation activity is expected to increase in the future. Residents are likely to experience noise and over flights. The City, public and airport shall be held harmless from effects that may be caused by aviation operations.
The Arizona Department of Transportation provided the following comments: "ADOT request the opportunity to review and comment on a traffic impact analysis (TIA) that meets the requirements of Section 240 of its traffic guidelines and processes (TGP) available at https://azdot.gov/node/5274."
The Fire Department provided the following comments: " The City of San Luis Fire Department has no comments at this time, but reserves the right to comment upon subsequent submittals. Final decisions regarding this request are best made by the Planning and Zoning Department."
As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (2 letters).
Staff 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 City Hall on February 7, 2023 at the City Hall Chambers at 5:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express any comments. Nobody from the public was present during the meeting.
STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for review of the rezoning request.
Staff recommends approval of Rezoning Case No. 2022-0693 subject to the following condition:
1. The owner/applicant shall submit a preliminary plat for approval in compliance with the City of San Luis subdivision regulations.
RECOMMENDED MOTION:
I MOVE TO FORWARD REZONING CASE NO. 2022-0693 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL SUBJECT TO THE CONDITION OF APPROVAL AS PRESENTED BY STAFF.