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PLANNING & ZONING AGENDA ITEM REVIEW FORM |
3.D.
Special Planning & Zoning Commission Meeting
- Meeting Date:
- 11/16/2021
- Submitted By:
- Fernando Villegas, Principal Planner, Planning & Zoning Department, Development Services
ITEM:
Public hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2021-0243. A request by Core Engineering Group LLC on behalf of Border Ranches II AZ LLC to rezone a parcel 19.95 acres from Light Industrial (L-I) to Medium Density Residential (R1-6). Assessor’s Parcel 227-15-029, located east of 20th Avenue and south of Belleza Del Desierto Phase 2 Subdivision in San Luis, Arizona.
A. Open public hearing
1. Staff presentation
2. Call to the Public on this item
B. Close public hearing
C. Action on Rezoning Case No. 2021-0243
A. Open public hearing
1. Staff presentation
2. Call to the Public on this item
B. Close public hearing
C. Action on Rezoning Case No. 2021-0243
SUMMARY:
The applicant is requesting the rezoning of the subject property to R1-6 for the construction and development of a residential subdivision. (Minor Amendment Case No. 2021-0668 presented previously).
City Council approved Major Amendment Case No. 2021-0337 to change the land use designation from Commercial (C) to Medium Density Residential (MDR) for the property to the south. The City of San Luis 2040 General Plan requires a major amendment for any change in a non-residential land use category of 20 or more contiguous acres to a residential land use category.
The subject property is zoned Light Industrial (L-I) as shown on the location map.
Existing Zoning District
Proposed Zoning District
Existing Adjacent Zoning Districts.
GENERAL PLAN:
The current General Plan for this parcel is Commercial (C) designation which is not appropriate for the proposed zoning district.
A Minor Amendment is required for the proposed R1-6 zoning district before the rezoning takes effect. A minor Amendment (Case No. 2021-0668) is being processed to make the land use designation compatible with the proposed commercial zoning change.
The developer must provide all the necessary improvements including road construction, water, wastewater and open space.
The subject property is located in an area where infrastructure can be expanded. Existing development in the area have provided access to the infrastructure needed for residential development. In addition, the City will initiate a regional circulation study to establish the need of traffic signals along the intersections of County 24th Street and Avenue E and Avenue F.
Subdivisions in the Central Growth Area are served and connected by Avenue E and County 24th Street. Both arterial roads are not fully improved. However, the Public Works Department can request a traffic study for the proposed subdivisions in accordance with Ordinance 359 and 391. The traffic study will ensure that all the improvements necessary are done to provide connection to Cesar Chavez Boulevard and Avenue E. In addition, the applicant is currently preparing a traffic study for the subject property and the adjacent property to the south.
The proposed subdivision will be located adjacent to an industrial subdivision to the east. The industrial zoning district require a 25 feet rear yard setback for industrial properties located adjacent to residential development.
The approval of the minor amendment will allow the applicant to rezone the subject property to Medium Density Residential (R1-6) to allow a residential subdivision. The subject property is located inside the Central Growth Area identified in the 2040 General Plan.
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:
The city has not received any other significant concerns or objections from the various review agencies or adjacent property owners.
CITIZEN REVIEW MEETING:
As required by State Statute and the City Code, a Citizen Review meeting was held at the City Hall on November 9th, 2021, at City Hall Council Chambers at 5:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express any comments. There were no people from the public present.
STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for the review of the rezoning request.
Staff recommends approval of Rezoning Case No. 2021-0243 subject to the following conditions:
City Council approved Major Amendment Case No. 2021-0337 to change the land use designation from Commercial (C) to Medium Density Residential (MDR) for the property to the south. The City of San Luis 2040 General Plan requires a major amendment for any change in a non-residential land use category of 20 or more contiguous acres to a residential land use category.
The subject property is zoned Light Industrial (L-I) as shown on the location map.
Existing Zoning District
Light Industrial (L-I): The industrial zoning districts are designed to provide a range of industrial land uses. The purpose of these districts is to provide for industrial development in locations which are suitable and appropriate, taking into consideration existing conditions, future land use needs, the availability of public services, the general public’s health and safety, and the goals and objectives of the City of San Luis General Plan. It is intended that these districts accommodate a variety of uses including corporate offices and garden industrial land uses to warehousing and heavy manufacturing.
Proposed Zoning District
Medium Density Residential (R1-6): The purpose of these zoning districts is to provide for detached single residence development on urban sized lots in areas where adequate public facilities and services are available. The intent of these districts is to encourage a traditional neighborhood environment where amenities and open space are provided more on a neighborhood basis rather than on the smaller individual lots. Lots of less than 6,000 square feet per dwelling unit shall not be permitted from and after March 1, 2016.
Existing Adjacent Zoning Districts.
To the north: R1-6 (Belleza del Desierto Residential Subdivision)
To the west R1-6 (Vacant Land)
To the south L-I (South half of the subject property)
To the east L-I (Southwest Arizona Industrial Subdivision)
To the west R1-6 (Vacant Land)
To the south L-I (South half of the subject property)
To the east L-I (Southwest Arizona Industrial Subdivision)
GENERAL PLAN:
The current General Plan for this parcel is Commercial (C) designation which is not appropriate for the proposed zoning district.
A Minor Amendment is required for the proposed R1-6 zoning district before the rezoning takes effect. A minor Amendment (Case No. 2021-0668) is being processed to make the land use designation compatible with the proposed commercial zoning change.
The developer must provide all the necessary improvements including road construction, water, wastewater and open space.
The subject property is located in an area where infrastructure can be expanded. Existing development in the area have provided access to the infrastructure needed for residential development. In addition, the City will initiate a regional circulation study to establish the need of traffic signals along the intersections of County 24th Street and Avenue E and Avenue F.
Subdivisions in the Central Growth Area are served and connected by Avenue E and County 24th Street. Both arterial roads are not fully improved. However, the Public Works Department can request a traffic study for the proposed subdivisions in accordance with Ordinance 359 and 391. The traffic study will ensure that all the improvements necessary are done to provide connection to Cesar Chavez Boulevard and Avenue E. In addition, the applicant is currently preparing a traffic study for the subject property and the adjacent property to the south.
The proposed subdivision will be located adjacent to an industrial subdivision to the east. The industrial zoning district require a 25 feet rear yard setback for industrial properties located adjacent to residential development.
The approval of the minor amendment will allow the applicant to rezone the subject property to Medium Density Residential (R1-6) to allow a residential subdivision. The subject property is located inside the Central Growth Area identified in the 2040 General Plan.
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:
- Yuma County Airport Authority (11-3-21)
The city has not received any other significant concerns or objections from the various review agencies or adjacent property owners.
CITIZEN REVIEW MEETING:
As required by State Statute and the City Code, a Citizen Review meeting was held at the City Hall on November 9th, 2021, at City Hall Council Chambers at 5:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express any comments. There were no people from the public present.
STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for the review of the rezoning request.
Staff recommends approval of Rezoning Case No. 2021-0243 subject to the following conditions:
- The owner/applicant shall submit a preliminary plat for approval in compliance with the City of San Luis subdivision regulations.
- 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.
RECOMMENDED MOTION:
A. I MOVE TO OPEN PUBLIC HEARING.
C. I MOVE TO FORWARD REZONING CASE NO. 2021-0243 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL SUBJECT TO CONDITIONS OF APPROVAL.
1. Staff presentation
2. Call to the public on this item
B. I MOVE TO CLOSE PUBLIC HEARING.C. I MOVE TO FORWARD REZONING CASE NO. 2021-0243 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL SUBJECT TO CONDITIONS OF APPROVAL.