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AGENDA ITEM REVIEW FORM |
6.I.
Regular City Council Meeting
- Meeting Date:
- 03/23/2022
- Department Head:
- Jose A. Guzman
- Submitted By:
- Fernando Villegas, Principal Planner, Planning & Zoning Department, Development Services
Action Requested:
Motion
Ordinance
Public Hearing
Ordinance
Public Hearing
ITEM:
Public Hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2022-0085 and Ordinance No. 424. An ordinance of the Mayor and City Council of the City of San Luis, Arizona, rezoning a parcel 2.9 acres from Community Commercial (C-2) to High-Density Residential (R-3). Assessor's Parcel 777-61-165, located on the northeast corner of Avenue F and County 24th Street in San Luis, Arizona. (Jose A. Guzman, Director of Planning & Zoning)
A. Open public hearing
1. Staff presentation
2. Call to the public on this item
B. Close public hearing
C. Action on Ordinance No. 424
A. Open public hearing
1. Staff presentation
2. Call to the public on this item
B. Close public hearing
C. Action on Ordinance No. 424
SUMMARY:
On January 12, 2022, City Council approved Minor Amendment Case No. 2021-0703 to change the land use designation of the subject property to High-Density Residential (HDR). With the approval of the Minor Amendment, the applicant was allowed to submit an application to rezone the subject property to High-Density Residential (R-3) zoning district for the construction of a 48 unit apartment complex.
The existing condition of the subject property is undeveloped vacant land zoned Community Commercial (C-2).
Existing Zoning District
Community Commercial (C-2): The purpose of this zoning district is to provide a location for general business and commercial uses. The intent of this district is to allow for larger and more intense commercial uses to satisfy the broader retail and business needs of the community at large while providing for a broad range of commercial activities.
Proposed Zoning District
High-Density Residential (R-3): The purpose of these zoning districts is to provide for high-density attached residential development and destination tourism uses within designated activity centers where adequate public facilities and services are available. It is intended that this district accommodates multi-story residential and tourist development incorporating unique design and exceptional amenities.
Existing Adjacent Zoning Districts:
To the north: R1-6
To the west: C-2
To the south: C-2
To the east: R1-6
The developer must provide all the necessary improvements required by a traffic study. According to the site plan, submitted by the applicant, the project will consist of 48 units and the project is expected to generate an average of 351.36 new trips on a daily basis. According to the Institute of Transportation Engineers (ITE) Trip Generation Manual an average of 7.32 daily trips are expected per unit. The developer must provide all the necessary improvements including road construction, water and wastewater. Existing development in the area has provided access to the infrastructure needed for high-density residential development.
As part of the review process, all rezoning cases are reviewed by various city and outside agencies, staff has received comments from The Yuma County Airport Authority as follows:
“The property is near Rolle Airfield where aviation activity is expected to increase in the future. Residents are likely to experience noise and overflights. The city, public, and airport shall be held harmless from effects that may be caused by the operation of aircraft taking off, landing, or operating on or near the airport, not including the physical impact of aircraft or parts thereof.”
As required by state statute, staff sent notification letters to property owners within 300 feet of the proposed project (55 letters).
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 City Code, a Citizen Review meeting was held at City Hall on March 1, 2022 at the City Hall Council Chambers at 6:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express any comments. Mr. Gerardo Flores owner of the property located at 172 N. Rachel Dodge Avenue was present and asked general questions to the applicant. Mr. Flores was not in opposition to the project.
PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission recommends approval of this request subject to the condition of approval.
STAFF RECOMMENDATION:
Staff recommends approval of rezoning Case No. 2022-0085 subject to the following condition:
The existing condition of the subject property is undeveloped vacant land zoned Community Commercial (C-2).
Existing Zoning District
Community Commercial (C-2): The purpose of this zoning district is to provide a location for general business and commercial uses. The intent of this district is to allow for larger and more intense commercial uses to satisfy the broader retail and business needs of the community at large while providing for a broad range of commercial activities.
Proposed Zoning District
High-Density Residential (R-3): The purpose of these zoning districts is to provide for high-density attached residential development and destination tourism uses within designated activity centers where adequate public facilities and services are available. It is intended that this district accommodates multi-story residential and tourist development incorporating unique design and exceptional amenities.
Existing Adjacent Zoning Districts:
To the north: R1-6
To the west: C-2
To the south: C-2
To the east: R1-6
The developer must provide all the necessary improvements required by a traffic study. According to the site plan, submitted by the applicant, the project will consist of 48 units and the project is expected to generate an average of 351.36 new trips on a daily basis. According to the Institute of Transportation Engineers (ITE) Trip Generation Manual an average of 7.32 daily trips are expected per unit. The developer must provide all the necessary improvements including road construction, water and wastewater. Existing development in the area has provided access to the infrastructure needed for high-density residential development.
As part of the review process, all rezoning cases are reviewed by various city and outside agencies, staff has received comments from The Yuma County Airport Authority as follows:
“The property is near Rolle Airfield where aviation activity is expected to increase in the future. Residents are likely to experience noise and overflights. The city, public, and airport shall be held harmless from effects that may be caused by the operation of aircraft taking off, landing, or operating on or near the airport, not including the physical impact of aircraft or parts thereof.”
As required by state statute, staff sent notification letters to property owners within 300 feet of the proposed project (55 letters).
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 City Code, a Citizen Review meeting was held at City Hall on March 1, 2022 at the City Hall Council Chambers at 6:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express any comments. Mr. Gerardo Flores owner of the property located at 172 N. Rachel Dodge Avenue was present and asked general questions to the applicant. Mr. Flores was not in opposition to the project.
PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission recommends approval of this request subject to the condition of approval.
STAFF RECOMMENDATION:
Staff recommends approval of rezoning Case No. 2022-0085 subject to the following condition:
- Development shall comply with the City of San Luis Zoning Regulations, Building Code requirements, and Public Works Standards; including the requirement of a traffic study.
RECOMMENDATION / SUGGESTED MOTION:
A. I MOVE TO OPEN PUBLIC HEARING
1. Staff presentation
2. Call to the Public on this item
B. I MOVE TO CLOSE PUBLIC HEARING
C. I MOVE TO APPROVE THE READING OF ORDINANCE NO. 424
(City Clerk to read Ordinance No. 424 by title only)
1. Staff presentation
2. Call to the Public on this item
B. I MOVE TO CLOSE PUBLIC HEARING
C. I MOVE TO APPROVE THE READING OF ORDINANCE NO. 424
(City Clerk to read Ordinance No. 424 by title only)
D. I MOVE TO APPROVE AND ADOPT NO. 424
Fiscal Impact
- IS THERE FISCAL IMPACT ASSOCIATED WITH THIS ITEM:
- N/A
- CITY/STATE/FEDERAL FUNDS:
- N/A
- TOTAL:
- N/A
- BUDGETED AMOUNT:
- N/A
- AVAILABLE AMOUNT TO TRANSFER:
- N/A
- ACCT NAME & GL#/REMAINING BALANCE BEFORE PURCHASE:
- N/A
FISCAL IMPACT STATEMENT (IF THIS IS A BUDGET TRANSFER, YOU MUST ATTACH THE BUDGET ADJUSTMENT FORM):
N/A