Public Hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2023-0761 - Los Mezquites Townhomes 2 and Ordinance No. 448. An Ordinance of the Mayor and City Council of the City of San Luis, Arizona, amending the Official Zoning Map of the City of San Luis by changing the zoning classification of 10.31 acres from Medium Density Residential (R1-6) to Medium-High Density Residential (R-2) located east of 24th Avenue between Ortega Street and Nadine Street; repealing any conflicting provisions; and providing for severability.  (Jose A. Guzman, Director of Development Services)

A. Open Public Hearing
     1. Staff presentation
     2. Call to the Public on this item
B. Close Public Hearing
C. Action on Ordinance No. 448 by title only
D. Action on Ordinance No. 448

A request by Edais Engineering, on behalf of Riedel Holdings LLC., to rezone 10.31 acres from Medium Density Residential (R1-6) to Medium-High Density Residential (R-2). A portion of the assessor's parcel number, 227-11-004, located east of 24th Avenue between Ortega Street and Nadine Street in San Luis, Arizona.

The current zoning is Medium Density Residential (R1-6). The purpose of the R1-6 zoning district is to provide for detached single-residence development on urban-sized lots in areas where adequate public facilities and services are available. The intent of this district is to encourage a traditional neighborhood environment where amenities and open space are provided more on a neighborhood basis rather than on the smaller individual lots.

The proposed zoning is Medium-High Density Residential (R-2). The purpose of the R-2 zoning district is to allow for a variety of building types, including duplexes, townhouses, and apartments with varied project amenities. The intent of this district is to permit higher-density urban development with a mixture of uses of similar intensity.

The request for Medium-High Density Residential (R-2) will allow the applicant to increase the residential density with smaller lots for townhomes. The developer is proposing to accommodate 84 attached townhome units as per the proposed site plan, attached, in a subdivision called Los Mezquites Townhomes 2.

Existing Adjacent Zoning Districts:
To the north, R1-6 (Future Los Mezquites Unit 4)
To the west, R1-6 (Los Mezquites Unit 3 Subdivision)
To the south, L-I (Southwest Arizona Industrial Subdivision Phase 2)
To the east, RA-10 (East San Luis Waste Water Treatment Plant)

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 the Yuma County Airport Authority, Inc. ("YCAA"), Arizona Department of Transportation ("ADOT"), and the City of San Luis Fire Department.

YCAA 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."

ADOT provided the following comments: "ADOT Southwest District requests the opportunity to review and comment on a Traffic Impact Analysis (TIA).  The TIA would allow the Department the opportunity to assess the effects the increased traffic from the proposed development would have on the State Route 195 & Ave E intersection.".

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 (24 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 City Hall on February 6, 2024, 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.

PLANNING AND ZONING COMMISSION:
This item was presented to the Planning and Zoning Commission at their regular meeting on February 13, 2024. The Commission recommended approval of this request subject to the conditions of approval presented by staff.

STAFF RECOMMENDATION:
Staff recommends approval of Rezoning Case No. 2023-0761 and Ordinance No. 448 with the following conditions:

1. The owner/applicant shall submit a preliminary plat application in compliance with the City of San Luis subdivision regulations.