Public hearing followed by discussion and possible action on any and all matters regarding Conditional Use Permit Case No. 2024-0040 - Rio Colorado Fueling Systems Fuel Station; a request by Core Engineering Group, on behalf of RL Jones Properties LLC, for a Conditional Use Permit from Section 18.40.20 (C)(1) and (10) of the City of San Luis Zoning Ordinance to allow a truck stop with a gas station and convenience store, located on the southwest corner of Vaughan Street and Port Authority Avenue in San Luis, Arizona.  (Jose A. Guzman, Director of Development Services)

A. Open Public Hearing     
    1. Presentation by staff and/or applicant
    2. Call to the Public on this item
B. Close Public Hearing
C. Action on Conditional Use Permit Case No. 2024-0040

The applicant is requesting the development of a truck stop with a fuel station and convenience store in a property zoned Light Industrial (L-I). Section 18.40.20(C)(1) of the City of San Luis Zoning Ordinance allows truck stops within the L-I zoning district with a conditional use permit, and Section 18.40.20(C)(10) allows commercial uses compatible with the purpose of this district.

ANALYSIS:
The subject property is assessor’s parcel 227-23-023, located in the Magrino Industrial Park, and all the adjacent properties are zoned L-I.

According to the site plan submitted by the applicant, the project will be developed in two phases. The first phase will be the construction of a commercial fueling station, and the second phase will be the convenience store and six private vehicle pumps. Since the project has the potential to generate a large number of traffic trips per day, staff is recommending a traffic study in accordance with the adopted Public Works Standards. The developer must provide all the necessary improvements required by the traffic study during the construction of any phase of this proposed project.

REVIEW(S):
As part of the review process, all land use cases are reviewed by various city and outside agencies. As required by state statute, staff sent notification letters to property owners within 300 feet of the proposed project (three (3) 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 March 5, 2024, 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. Nobody from the public was present during the meeting. 

PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission held a public hearing for this item at their regular meeting on March 12, 2024, at the Council Chambers of the City of San Luis. The commission agrees with the recommendation of staff and forwards this case to the City Council with the recommendation of approval with conditions.

STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for the review of this Conditional Use Permit request.

Staff recommends approval of Conditional Use Permit Case No. 2024-0040 subject to the following conditions:

1. Development shall comply with the City of San Luis Zoning Regulations, Building Code Requirements, Public Works Standards, and any applicable regulations for industrial development.
2. The applicant/owner shall submit a Trip Generation Memo for the proposed development to determine if the proposed use generates 100 or more trips during the peak hour. If 100 or more trips are generated during the peak hour, the applicant/owner shall submit a traffic study during the building permit review, and all improvements recommended by the traffic study that are caused by the proposed development shall be constructed by the developer to the satisfaction of the Public Works Director.