Public hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2022-0336 and Ordinance No. 430. An Ordinance of the Mayor and City Council of the City of San Luis, Arizona, amending the official zoning map of the City of San Luis by changing the zoning classification of 451.34 acres, from Community Commercial (C-2) and Light Industrial (L-I) to Medium Density Residential (R1-6), Medium-High Density Residential (R-2), High Density Residential (R-3) and Community Commercial (C-2), located south of County 24th Street between Avenue E and Avenue D.  (Fernando Villegas, Principal Planner)

A. Open Public Hearing
     1. Staff presentation
     2. Call to the Public on this item
B Close Public Hearing
C. Action on Ordinance No. 430 by title only
    (City Clerk to read Ordinance No. 430 by title only)
D. Action on Ordinance No. 430

In 2021, City Council approved Major Amendment Case No. 2021-0335 changing the land use designation of the area to Medium Density Residential (MDR). The Medium Density Residential land use designation allows the applicant to submit a rezoning application to R1-6 and R-2. However, the applicant has also requested a land use change to High Density Residential (HRD) to allow the rezoning to R-3.  

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

Existing Adjacent Zoning Districts:
To the north: C-2 and L-1
To the west: C-2, L-I
To the south: C-2 and L-1
To the east: H-1

According to the site plan submitted by the applicant, the proposed development will have a mixture of residential development and a large commercial site. The applicant is proposing a multifamily project, townhomes or condominium project, medium density residential subdivisions, two (2) schools sites and one (1) large park area. These proposed projects can generate a large amount of traffic trips per day and for this reason a traffic study has been prepared by the developer. The developer must provide all the necessary improvements required by the traffic study during the construction of any phase of this development.

REVIEW(S):
As part of the review process, all land use cases are reviewed by various city and outside agencies. We have received comments from the Arizona Department of Transportation (ADOT) and the Yuma County Airport Authority (YCAA). 

• ADOT is requesting the opportunity to review and comment on a traffic impact analysis (TIA) that meets the requirements of Section 240 on its traffic guidelines and processes (TGP) available at https://azdot.gov/node/5274.
• YCAA “The property is near Rolle Airfield where aviation activity is expected to increase in the future. Business owners and residents are likely to experience noise and over flights. The city, public and airport shall be held harmless from effects that may be caused by the operation.”

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 August 2nd, 2022 at the San Luis 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. No one from the public was present during the meeting. 

PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission held a public hearing for this item at their regular meeting on August 9, 2022, at San Luis City Hall Council Chambers. The Commission recommended approval of rezoning Case No. 2022-0336 subject to the conditions as recommended by staff.

STAFF RECOMMENDATION:
Staff recommends approval of Rezoning Case No. 2022-0336 and Ordinance No. 430 with the following conditions:

1. The owner/applicant shall submit a preliminary plat 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 the construction of all the improvements indicated on the traffic study.