Public hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2019-0405 and Ordinance No. 392.  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 36.76 acres of real property located on the southeast corner of San Luis Lane and 20th Avenue from Medium-High Density Residential (R-2) to Medium Density Residential (R1-6).  (Jose A. Guzman, Director of Planning and Zoning)

A. Open public hearing B. Close public hearing
C. Approval of Reading of Ordinance No. 392 by title only
    (City Clerk to read the ordinance by title only)
D. Action on Ordinance No. 392 

This is a request by Riedel Holdings AZ, LLC., on behalf of Border Ranches, LLC, owner, to change the zoning classification of 36.76 acres from Medium-High Density Residential (R-2) to Medium Density Residential (R1-6).  The subject property is located in the east mesa of the City of San Luis; at the southeast corner of San Luis Lane and 20th Avenue (Assessor Parcel ID No. 227-10-013).

Bienestar 9A Phase 2 subdivision is located to the west and zoned Medium Density Residential (R1-6).  Property to the east is zoned Medium-High Density Residential (R-2) and is undeveloped land. Future Santa Cecilia 3 Subdivision is located to the south and is zoned as Medium Density Residential (R1-6).  Property to the north is part of Yuma County and is undeveloped land. 

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

AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies.  We have received comments from the following agencies:

1. San Luis Fire Department (7-17-19)
2. Yuma County Airport Authority (7-17-19)
3. Arizona Game and Fish Department (7-17-19)

As required by State Statute staff sent notification letters to property owners within 300 feet of the proposed project (43 letters). The city has not received any significant concerns or objections from adjacent property owners. 

CITIZEN REVIEW MEETING:
As required by State Statute (A.R.S. §9-462.03) and City Code (§152.040(C)), a Citizen Review meeting was held at City Hall on August 6, 2019.

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 application prior to the public hearing.  There were no people from the public present.

PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission held a public hearing for this item at their regular meeting of September 10, 2019, at San Luis Council Chambers.  The Commission recommended approval of Rezoning Case No. 2019-0405 subject to the conditions recommended by staff. 

ANALYSIS:
As an effort to alleviate the demand for bigger houses the City Council approved Ordinance No. 347, an ordinance to set up the minimum lot size to 6,000 sq. ft. for new subdivisions.

The reason for the rezoning request is that the property is zoned as Medium-High Density (R-2) which does not allow construction of single-detached dwellings.  The appropriate zoning for the construction of this subdivision is the requested, Medium Density Residential (R1-6) zoning district.

SUMMARY:
The applicant has provided the information and materials necessary for review of the Rezoning Case.  This case is to change the zoning of the property; the presented layout must comply with all zoning, subdivision and any applicable regulations. 

STAFF RECOMMENDATION:
Staff recommends approval of Rezoning Case No. 2019-0405 subject to the following conditions:

1. That any development of the property, or portion thereof, and/or the approval of any subdivision plat, be conditioned upon payment to the city the sum of $260.00 per acre, or any portion of an acre, as a proportionate contribution for a traffic signal at the intersection of County 24th Street and Avenue E.  The city will initiate a regional circulation study in east San Luis within the next 12 months to establish the need for the traffic signals on Avenues F and E along County 24th Street.  The study will provide an estimated time as to when the traffic signals will need to be installed.  
2. A traffic study is required and the construction of any and all improvements as recommended by the said study, including but not limited to, possible construction of street and/or signalization improvements along the County 23 ½ Street alignment.  Such improvements to include the acquisition of any rights of way if needed, so as to be able to develop and construct improvements as may be recommended.