Public hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2022-0190. A request by Core Engineering Group, PLLC on behalf of Border Ranches II, LLC to rezone 20 acres from Light Industrial (LI) to Medium Density Residential (R1-6).Assessor's parcel number 227-15-030, located on the northeast corner of 20th Avenue alignment and County 24 1/2 Street 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. 2022-0190

The land use designation of the subject property has been changed to Medium Density Residential (MDR) with the approval of Major Amendment Case No. 2021-0337. The existing land use designation allows the applicant to submit an application to rezone the subject property to R1-6. 

ANALYSIS:
The existing condition of the subject property is undeveloped vacant land.

Existing Adjacent Zoning Districts:
To the north: R1-6
To the west: R-1-6
To the south: RA-10
To the east: LI

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 a subdivision with 87 residential lots.

As part of the review process, all land use cases are reviewed by various city and outside agencies, We have received comments from The Bureau of Reclamation, City of San Luis Fire Department and Glenn Gimbut, Assistant City Attorney.

The Bureau of Reclamation:
"Regarding the subject request, the Bureau of Reclamation holds fee land in the S1/2, section 15, T. 11 S., R. 24 W., G&SRM, AZ.  These lands are directly related to Reclamation's project purposes.  Avoid encroachment onto Federal lands, future improvements adjacent to Federal lands will require notification to Reclamation."

Fire Department:
"The City of San Luis Fire Department has concerns regarding access to the proposed subdivision, during development, and at full build out. This parcel is land locked without access from 20^th Avenue and Co.24 ½ th Street is currently a single lane road, which will not provide adequate emergency access to the subdivision if blocked by traffic. A second means of ingress/egress, to the entire project, will need to be provided for Fire Fighting and EMS tactics prior to construction."

Glenn Gimbut, Assistant City Attorney:
"We should get a development agreement that ensures that all right of way and road development from the proposed subdivision to Ave. E on 24 ½ is developed.  A traffic study should occur that focuses on what signalization is called for at 24  ½ and is developed.  Impacts on traffic up 20^th to 24^th should also be considered.  This is proposing housing next to SAM Group industrial park which is developing as institutional uses.  Buffering for compatibility should be considered including an 8 foot perimeter block fence on the east side and possible 8 foot perimeter block fence on the south side as well.  Needs to agree to be part of the new CFD that is being developed in addition to all other special districts."

As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (7 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 the City Hall on May 3, 2022 at the City Hall 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. Nobody from the public was present.  

On October 27, 2022, City Council approved Major Amendment Case No. 2021-0337. The applicant is now requesting rezoning of the parcel from Light Industrial (LI) to Medium-Density Residential (R1-6) to allow the construction of a residential subdivision.

The applicant has provided the information and material necessary for the review of the zoning request.

Staff recommends approval of Rezoning Case No. 2022-0190 subject to the following conditions: 

1. The owner/applicant shall submit a preliminary plat approval in compliance with the City of San Luis subdivision regulations.
2. 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.  
3. Owner/applicant must provide a road connection along 20th Avenue from northwest corner of the subdivision to Belleza Del Desierto Phase 2 subdivision. 

RECOMMENDED MOTION:
I MOVE TO FORWARD REZONING CASE NO. 2022-0190 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL SUBJECT TO THE CONDITIONS OF APPROVAL AS RECOMMENDED BY STAFF.