Public hearing followed by discussion on any and all matters regarding Rezoning Case No. 2016-065. A request by Edais Engineering, Inc., on behalf of Nieves Riedel, Riedel Holdings, L.L.C., owner, to rezone 27.58 acres located South of County 22nd Street between the East Main Canal and Las Quintas de San Luis Subdivision from Rural Area Residential (RA-10) to Medium Density Residential (R1-6). (John Starkey, Zoning Administrator)

A. Open public hearing B. Close public hearing

The area to be rezoned shall include Assessor Parcel ID #776-11-001 and Assessor Parcel ID #776-03-003, San Luis, Arizona. The areas to the West, North and South are zoned as Rural Area Residential (RA-10) and are undeveloped and only the property to the West is being used for agricultural purposes.  The area to the East is zoned as Medium-High Density Residential (R-2) and is developed as single family homes (Las Quintas De San Luis and Bienestar Estates No. 7A Subdivisions).

A similar application for this project was submitted in 2014 (Rezoning Case No. 2014-0112), the Planning and Zoning Commission recommended approval but the project was withdrawn by the applicant before City Council could take action. 

GENERAL PLAN:
This area is designated as Neighborhood Land Use in the City of San Luis 2020 General Plan. The activities proposed will be consistent with that designation (Chapter 2, Pages 19-20). The Neighborhood Land Use designation allows all types of residential development.
 

1. City of San Luis Fire Department (3-3-16)
2. Yuma County Water Users' Association (3-7-16)

As required by State Statute, staff sent notifications letters to property owners within 300 feet of the proposed project (128 letters). The City has not received any other significant concerns or objections from the various review agencies or adjacent property owners. 

CITIZEN REVIEW:
As required by State Statute (A.R.S. §9-462.03) and City of San Luis Zoning Ordinance (Section 3.0-C), a Citizen Review meeting was held at City Hall on April 5, 2016. 

The purpose of the Citizen Review Meeting is to provide adjacent landowners and other potentially affected citizens an opportunity to ask questions and express any issues or concerns that they may have with the proposed rezoning or specific plan applications prior to the public hearing. 

About 25 people showed up to the Citizen Review Meeting. There were questions about the size and prices of the houses, there was no opposition of the project.

ANALYSIS:
A Development Agreement for this project was previously agreed in 2014. One of the conditions was that all houses and buildings shall be single story. 

The applicant has received a lot of interest for two story houses and would like to modify the restriction of single story houses in the subdivision. She initially proposed to allow two story homes in the subdivision except for lots 1 thru 16. Zoning Administrator, John Starkey, suggested one story houses on lots 1 through 37 and the applicant agreed. This will allow the developer to fulfill the demand for two story houses but will also ensure that the lots on the adjacent subdivision do not lose their view.

A new Development Agreement has been created (Proposed Resolution No. 1145) and includes the following conditions:

1. Owner agrees all houses and buildings located in lots 1 thru 37, to be single story not to exceed 15 feet at the roof line.
2. City agrees to provide 50% of the installation cost of street lighting on the off-site road commonly known as Sidewinder Road.
3. Owner agrees to sign a Street Lighting Improvement District for the subdivision and provide 50% of the installation cost of street lighting on the off-site road commonly known as Sidewinder Road.
4. Owner agrees to redesign and rebuild County 22nd Street between Sidewinder Road and 10th Avenue in order to address visibility and safety concerns presented by the hill and curves in the road. Redesign shall comply with Yuma County Standards, American Association of State Highway Transportation Officials (AASHTO) Guidelines and with the Engineering comments of Douglas J. Nicholls, PE in his November 4, 2014 letter to the City.
5. Owner agrees to provide street lighting, curb, gutter and sidewalk on the South side of County 22nd Street between Las Quintas de San  Luis II Subdivision and 10th Avenue.
6. If necessary, a traffic study must be conducted. Owner agrees to pay for said traffic study and provide any infrastructure needed according to the findings of the study.

PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission held a public hearing for this item on their Regular Meeting of April 12, 2016. The Commission recommended approval of the request with the condition that the developer must negotiate a Development Agreement with the City of San Luis. 

CITY COUNCIL:
City Council had a positive response to the idea of single story homes on lots 1 thru 37. Additionally, Council recommended to add the requirement of a traffic study to the Development Agreement in case is necessary. 

The applicant has provided the information and materials necessary for staff to review the Rezoning request.