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PLANNING & ZONING AGENDA ITEM REVIEW FORM |
4.C.
Planning & Zoning Commission Meeting
- Meeting Date:
- 05/08/2018
- Submitted By:
- Jose A. Guzman, Director of Planning & Zoning, Planning & Zoning Department
ITEM:
Public hearing followed by discussion and possible action on any and all matters regarding Minor General Plan Amendment Case No. 2018-0183. A request by Vega & Vega Engineering PLC to amend the 2020 General Plan by changing the Land Use Designation of 4.54 acres of land, located on the southeast corner of County 24th Street and Avenue F, from Neighborhood to Activity Center.
A. Open public hearing
C. Action on Minor General Plan Amendment Case No. 2018-0183
A. Open public hearing
1. Staff presentation
2. Call to the Public on this item
B. Close public hearingC. Action on Minor General Plan Amendment Case No. 2018-0183
BACKGROUND:
This item is a request by Vianey R. Vega P.E. of Vega & Vega Engineering, PLC, applicant, on behalf of Border Ranches, owner, to change the Land Use Designation of 4.54 acres of land from Neighborhood to Activity Center.
The subject property is located on the east mesa of the City of San Luis on the southeast corner of Avenue F and County 24th Street. Santa Cecilia No. 1 and Santa Cecilia No. 2, single-family residential subdivisions under construction, are located north of the proposed land use change. To the west and south is undeveloped land zoned as Rural Area Residential (RA-10). Adjacent to the east is vacant land zoned as Light Industrial (L-1).
The reason for the request is that the applicant applied for a rezoning of the property but the proposed zoning district is not compatible with the current land use designation. The rezoning case is to change the zoning of 160 acres. The current zoning of the property is divided in two, 80-acre areas and are zoned Medium-High Density (R-2) and the south 80 acres are zoned Rural Area Residential (RA-10). The proposed zoning change is as follows: 4.54 acres from Medium-High Density Residential (R-2) to Community Commercial (C-2), 75.46 acres from Medium-High Density Residential (R-2) to Medium Density Residential (R1-6) and 80 acres from Rural Area Residential (RA-10) to Medium Density Residential (R1-6).
The current General Plan for this parcel is Neighborhood designation which is appropriate for the R1-6 but not for the C-2 area. The intent of Neighborhood land designation is to focus on the primary areas (Residential Zoning District) in the community. The Activity Center designation is intended for commercial services that conveniently serve the nearby residential areas.
A Minor Amendment is required for the proposed C-2 area before the rezoning takes effect.
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 of the following criteria:
COMMENTS:
As required by State Statute, this request was referred to all relevant government agencies for review. We have received comments from the following agencies:
The Citizen Review Meeting was held on May 1, 2018 at City Hall Council Chambers at 6PM. The intent of this meeting was to allow the public to learn about the project, ask questions and express comments. There were 3 members from the public and the applicant answered all their questions.
The subject property is located on the east mesa of the City of San Luis on the southeast corner of Avenue F and County 24th Street. Santa Cecilia No. 1 and Santa Cecilia No. 2, single-family residential subdivisions under construction, are located north of the proposed land use change. To the west and south is undeveloped land zoned as Rural Area Residential (RA-10). Adjacent to the east is vacant land zoned as Light Industrial (L-1).
The reason for the request is that the applicant applied for a rezoning of the property but the proposed zoning district is not compatible with the current land use designation. The rezoning case is to change the zoning of 160 acres. The current zoning of the property is divided in two, 80-acre areas and are zoned Medium-High Density (R-2) and the south 80 acres are zoned Rural Area Residential (RA-10). The proposed zoning change is as follows: 4.54 acres from Medium-High Density Residential (R-2) to Community Commercial (C-2), 75.46 acres from Medium-High Density Residential (R-2) to Medium Density Residential (R1-6) and 80 acres from Rural Area Residential (RA-10) to Medium Density Residential (R1-6).
The current General Plan for this parcel is Neighborhood designation which is appropriate for the R1-6 but not for the C-2 area. The intent of Neighborhood land designation is to focus on the primary areas (Residential Zoning District) in the community. The Activity Center designation is intended for commercial services that conveniently serve the nearby residential areas.
A Minor Amendment is required for the proposed C-2 area before the rezoning takes effect.
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 of 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.
COMMENTS:
As required by State Statute, this request was referred to all relevant government agencies for review. We have received comments from the following agencies:
- City of San Luis Fire Department (4-18-18)
- Yuma County Airport Authority (4-18-18)
The Citizen Review Meeting was held on May 1, 2018 at City Hall Council Chambers at 6PM. The intent of this meeting was to allow the public to learn about the project, ask questions and express comments. There were 3 members from the public and the applicant answered all their questions.
SUMMARY:
The applicant has provided the information and materials necessary for the review of the Minor General Plan Amendment.
The request is generally consistent with the applicable goals and objectives of the General Plan and will be beneficial to the residents in the area.
Staff recommends approval of Minor General Plan Amendment Case No. 2018-0183.
The request is generally consistent with the applicable goals and objectives of the General Plan and will be beneficial to the residents in the area.
Staff recommends approval of Minor General Plan Amendment Case No. 2018-0183.
RECOMMENDED MOTION:
I MOVE TO FORWARD MINOR GENERAL PLAN AMENDMENT CASE NO. 2018-0183 TO THE CITY COUNCIL WITH THE RECOMMENDATION OF APPROVAL.
Attachments
- Location Map
- Areal
- City of San Luis Fire Department Comments (4-18-18)
- Arizona Game and Fish Department Comments (4-18-18)