Discussion and possible action on any and all matters regarding Subdivision Case No. 2019-0669F.  A request by Riedel Holdings LLC, on behalf of Border Ranches LLC, property owner, for the final plat approval for Santa Cecilia No. 4 Subdivision.  The property is located on the northeast corner of Aracely Street and 20th Avenue, Assessor's Parcel No. 227-10-013, San Luis, Arizona.  (Jose A. Guzman, Director of Planning and Zoning)

A. Staff presentation
B. Action on Subdivision Case No. 2019-0669F

This is a request by Riedel Holdings LLC, on behalf of Border Ranches LLC, owner, for the approval of the final plat for Santa Cecilia No. 4 Subdivision.  The subject property is located in the east mesa of the City of San Luis; east side of 20th Avenue between San Luis Lane and Aracely Street, Assessor's Parcel No. 227-10-013. 

Bienestar 9A Phase 2 Subdivision is located to the west and zoned Medium Density Residential (R1-6).  The east property is zoned as Medium-High Density Residential (R-2) and is undeveloped land.  Future Santa Cecilia 3 Subdivision is under construction and will be 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. 

ANALYSIS:
In 2007, the Arizona Legislature adopted legislation that required municipalities to certify that all new subdivisions had an assured 100-year water supply.  On February 11, 2011, the City of San Luis was designated by the Arizona Department of Water Resources (ADWR) as having a 100-year adequate water supply.  Consequently, individual subdivisions do not have to submit additional certification. 

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 square feet.  After this ordinance was adopted single detached dwellings are no longer allowed in Medium-High Density Residential (R-2) zoning district.  This property was rezoned from Medium-High Density (R-2) to Medium Density Residential (R1-6) in order to allow the construction of the proposed subdivision (Rezoning Case No. 2019-0405).

The rezoning was approved with 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 said study, including but not limited to, possible construction of street and/or signalization improvements along the County 23½ 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.    

The proposed subdivision consists of approximately 37 acres to be divided into 173 lots and 1 tract for a retention basin.  The lots will range in size from 6,000 square feet to 12,000 square feet.

PLANNING AND ZONING COMMISSION MEETING:
This item was presented to the Planning and Zoning Commission at their regular meeting held on December 10, 2019.  The Commission recommended approval subject to the applicant addressing the review comments on the letter dated November 21, 2019. 

STAFF RECOMMENDATION:
The applicant provided the information and materials necessary for review of the final plat for Santa Cecilia No. 4 Subdivision. 

A traffic study was prepared by Nicklaus Engineering, Inc., and is under review by city staff. 

Staff recommends approval of Subdivision Case No. 2019-0669F subject to the following conditions:

1. The owner must pay to the city the sum of $260.00 per acre, or any portion thereof, as a proportionate contribution for a traffic signal at the intersection of 24th Street and Avenue E. 
2. Owner agrees to do any and all improvements as required by the traffic study prepared by Nicklaus Engineering, Inc. or any amendments to said study required by the city.