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PLANNING & ZONING AGENDA ITEM REVIEW FORM |
4.A.
Planning & Zoning Commission Meeting
- Meeting Date:
- 10/08/2019
- Submitted By:
- Jose A. Guzman, Director of Planning & Zoning, Planning & Zoning Department
ITEM:
Public hearing on any and all matters regarding Major General Plan Amendment Case No. 2019-0394. A request by Edais Engineering, Inc. on behalf of San Luis Port, LLC, to change the land use designation from Business and Industrial to Neighborhood for 164.76 acres located at the northeast corner of Avenue E and County 24th Street.
A. Open public hearing
A. Open public hearing
1. Staff presentation
2. Call to the Public on this item
B. Continue public hearingBACKGROUND:
This request for a Major General Plan amendment was submitted to the City of San Luis in June 2019 by Edais Engineering, Inc. The request is to amend the land use designation on 164.76 acres from Business and Industrial to Neighborhood. The subject properties, Assessor’s Parcel No. 227-11-004 and 227-11-005, are located on the east mesa of the City of San Luis and the legal descriptions are attached to this report. The general location of the proposed amendment area is bounded by San Luis Lane (County 23 ½ Street) to the north, Avenue E to the west, Avenue D to the east and County 24th Street to the south.
The area to the north belongs to the Arizona State Land Trust and is under County jurisdiction. The area to the east is occupied by the San Luis Regional Detention and Support Center and is zoned as Rural Area 10-acre minimum (RA-10). To the south, the properties are vacant land and are zoned Community Commercial (C-2) and Light Industrial (L-I).
The reason for the requested General Plan Amendment is to rezone the properties to Medium Density Residential (R1-6) and develop it as single family residential. The current General Plan designation do not allow for the proposed zoning districts.
Parcel 1
Assessor's Parcel Number: 227-11-004
Property Owner: San Luis Port LLC AZ LIAB CO
Acreage: 74.80 Acres
Current Land Use Designation: Industrial
Proposed Land Use Designation: Neighborhood
Current Zoning: Light Industrial (L-I)
Proposed Zoning: Medium Density Residential (R1-6)
Parcel 2
Assessor's Parcel Number: Portion of 227-11-005
Property Owner: San Luis Port LLC AZ LIAB CO
Acreage: 86.96 Acres
Current Land Use Designation: Business
Proposed Land Use Designation: Neighborhood
Current Zoning: Combination of Light Industrial (L-I) Medium Density Residential (R-2), and High Density Residential (R-3).
Proposed Zoning: Medium Density Residential (R1-6)
The area to the north belongs to the Arizona State Land Trust and is under County jurisdiction. The area to the east is occupied by the San Luis Regional Detention and Support Center and is zoned as Rural Area 10-acre minimum (RA-10). To the south, the properties are vacant land and are zoned Community Commercial (C-2) and Light Industrial (L-I).
The reason for the requested General Plan Amendment is to rezone the properties to Medium Density Residential (R1-6) and develop it as single family residential. The current General Plan designation do not allow for the proposed zoning districts.
Parcel 1
Assessor's Parcel Number: 227-11-004
Property Owner: San Luis Port LLC AZ LIAB CO
Acreage: 74.80 Acres
Current Land Use Designation: Industrial
Proposed Land Use Designation: Neighborhood
Current Zoning: Light Industrial (L-I)
Proposed Zoning: Medium Density Residential (R1-6)
Parcel 2
Assessor's Parcel Number: Portion of 227-11-005
Property Owner: San Luis Port LLC AZ LIAB CO
Acreage: 86.96 Acres
Current Land Use Designation: Business
Proposed Land Use Designation: Neighborhood
Current Zoning: Combination of Light Industrial (L-I) Medium Density Residential (R-2), and High Density Residential (R-3).
Proposed Zoning: Medium Density Residential (R1-6)
ANALYSIS:
The current General Plan land use designation of Assessor’s Parcel No. 227-11-004 is Industrial. The intent of this designation is to allow for a variety of industrial uses, including manufacturing facilities assembly plants, warehouses, coolers, distribution centers, freight-based activities, transportation-related activities and other employment generating activities. The permitted zoning districts within this land use designation are Light Industrial (L-I), Heavy Industrial (H-I) and Community Commercial (C-2) zoning district. This property is currently zoned as Light Industrial (L-I).
The current General Plan land use designation of Assessor’s Parcel No. 227-11-005 is Business. The designation is planned for areas suitable for higher intensity commercial, office, employment and appropriate industrial uses. The permitted zoning districts within this land use designation are Neighborhood Commercial (C-1), Community Commercial (C-2), Light Industrial (L-I) and Heavy Industrial (H-I). The property in zoned as a combination of Community Commercial(C-2), Light Industrial (L-I), Medium Density Residential (R-2), and High Density Residential (R-3).
The proposed land use designation for both properties is Neighborhood. The intent of this designation is to allow residential, neighborhood type commercial, community services/facilities, parks, open space, schools and master planned communities. The residential uses may include single family detached units, single family attached units, townhouses, condominiums, and apartments. The permitted zoning districts within this designation are Low and Medium Density Residential (R1-12, R1-8, R1-6), Medium-High Density Residential (R-2), High Density Residential (R-3), Neighborhood Commercial (C-1), Mixed Use (MU), Residential Planned Unit Development (R-PUD), Manufacture Home (MH), Recreation Vehicle (RV), and Open Space Conservation (OSC) zoning districts.
The reason for the requested General Plan Amendment is to rezone the property to Medium Density Residential (R1-6) and develop it as single family residential.
APPROVAL CRITERIA:
As per San Luis City Code §152.047(E), 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.
In accordance with State Statute (A.R.S. §9-462.03) and City Code (§152.040(C)), a Citizen Review meeting was held at City Hall on October 1, 2019 at 6PM.
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 amendment prior to the public hearing. There were no people from the public present.
AGENCY REVIEW:
As required by State Statute (A.R.S. §9-461.06(D)), this request was referred to all relevant government agencies for a 60-day review period. The 60-day review period ended on September 9, 2019.
During this period, comments were received from the following agencies:
The current General Plan land use designation of Assessor’s Parcel No. 227-11-005 is Business. The designation is planned for areas suitable for higher intensity commercial, office, employment and appropriate industrial uses. The permitted zoning districts within this land use designation are Neighborhood Commercial (C-1), Community Commercial (C-2), Light Industrial (L-I) and Heavy Industrial (H-I). The property in zoned as a combination of Community Commercial(C-2), Light Industrial (L-I), Medium Density Residential (R-2), and High Density Residential (R-3).
The proposed land use designation for both properties is Neighborhood. The intent of this designation is to allow residential, neighborhood type commercial, community services/facilities, parks, open space, schools and master planned communities. The residential uses may include single family detached units, single family attached units, townhouses, condominiums, and apartments. The permitted zoning districts within this designation are Low and Medium Density Residential (R1-12, R1-8, R1-6), Medium-High Density Residential (R-2), High Density Residential (R-3), Neighborhood Commercial (C-1), Mixed Use (MU), Residential Planned Unit Development (R-PUD), Manufacture Home (MH), Recreation Vehicle (RV), and Open Space Conservation (OSC) zoning districts.
The reason for the requested General Plan Amendment is to rezone the property to Medium Density Residential (R1-6) and develop it as single family residential.
APPROVAL CRITERIA:
As per San Luis City Code §152.047(E), 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.
CITIZEN REVIEW MEETING:In accordance with State Statute (A.R.S. §9-462.03) and City Code (§152.040(C)), a Citizen Review meeting was held at City Hall on October 1, 2019 at 6PM.
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 amendment prior to the public hearing. There were no people from the public present.
AGENCY REVIEW:
As required by State Statute (A.R.S. §9-461.06(D)), this request was referred to all relevant government agencies for a 60-day review period. The 60-day review period ended on September 9, 2019.
During this period, comments were received from the following agencies:
- Arizona Department of Transportation
- Marine Corps Air Station Yuma
SUMMARY:
Arizona Revised Statutes (A.R.S. §9-461.06(E)) require that cities over twenty-five thousand in population must hold two public hearings for any Major General Plan Amendment. The two or more public hearings must be held in two different locations on two different dates.
This is the first public hearing for this case where the Commission will hear any comments from the public and will not take action on this item. If either the Commission or members of the public should request further information on this case, it will be provided at the second public hearing.
The second public hearing will be held on October 15, 2019 at 7PM at City Council Chambers. At that time, the Planning and Zoning Commission shall make a recommendation to the City Council.
STAFF RECOMMENDATION:
Staff recommends CONTINUANCE of the Public Hearing for the Major General Plan Amendment Case No. 2019-0394, a request by Edais Engineering Inc. for a Major General Plan Amendment from Business and Industrial to Neighborhood on 164.76 acres of land located at the northeast corner of Avenue E and County 24th Street.
This is the first public hearing for this case where the Commission will hear any comments from the public and will not take action on this item. If either the Commission or members of the public should request further information on this case, it will be provided at the second public hearing.
The second public hearing will be held on October 15, 2019 at 7PM at City Council Chambers. At that time, the Planning and Zoning Commission shall make a recommendation to the City Council.
STAFF RECOMMENDATION:
Staff recommends CONTINUANCE of the Public Hearing for the Major General Plan Amendment Case No. 2019-0394, a request by Edais Engineering Inc. for a Major General Plan Amendment from Business and Industrial to Neighborhood on 164.76 acres of land located at the northeast corner of Avenue E and County 24th Street.
RECOMMENDED MOTION:
A. I MOVE TO OPEN PUBLIC HEARING.
B. I MOVE TO CONTINUE PUBLIC HEARING REGARDING MAJOR GENERAL PLAN AMENDMENT CASE NO. 2019-0394 TO THE PLANNING AND ZONING COMMISSION MEETING OF OCTOBER 15, 2019.
B. I MOVE TO CONTINUE PUBLIC HEARING REGARDING MAJOR GENERAL PLAN AMENDMENT CASE NO. 2019-0394 TO THE PLANNING AND ZONING COMMISSION MEETING OF OCTOBER 15, 2019.
Attachments
- Location Map
- Narrative Statement
- Legal Descriptions
- Arizona Department of Transportation Comments
- Marine Corps Air Station Yuma Comments