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AGENDA ITEM REVIEW FORM |
6.E.
Special City Council Meeting
- Meeting Date:
- 01/25/2023
- Department Head:
- Jose A. Guzman
- Submitted By:
- Fernando Villegas, Principal Planner, Planning & Zoning Department, Development Services
Action Requested:
Motion
Public Hearing
Public Hearing
ITEM:
Continued public hearing followed by discussion and possible action on any and all matters regarding Conditional Use Permit Case No. 2022-0592. A request by Dahl, Robins & Associates on behalf of HMS Development, LLC for a Conditional Use Permit from Section 18.35.30(C) (1) of the City of San Luis Zoning Ordinance to allow a commercial building with a gross floor area greater than 50,000 square feet, Assessor's parcel number 776-34-260, located south of Cesar Chavez Boulevard between 7th Avenue and 8th Avenue in San Luis, Arizona. (Fernando Villegas, Principal Planner)
A. Continuance of Open Public Hearing
1. Staff presentation
2. Call to the Public on this item
B. Close Public Hearing
C. Action on Conditional Use Permit Case No. 2022-0592
A. Continuance of Open Public Hearing
1. Staff presentation
2. Call to the Public on this item
B. Close Public Hearing
C. Action on Conditional Use Permit Case No. 2022-0592
SUMMARY:
This item was continued from the January 11, 2023, Council Meeting at the applicant's request.
The applicant is requesting the development of a 3-story, 133-room hotel in the subject property zoned Community Commercial (C-2) with 2.88 acres in size. Section 18.35.30 (C) (1) of the City of San Luis Zoning Ordinance requires Conditional Use Permits for commercial buildings with a gross floor area greater than 50,000 square feet. The proposed building's square footage is approximately 76,421 square feet. The existing condition of the subject property is undeveloped vacant land.
Existing Adjacent Zoning Districts:
To the north: R-2 (Bienestar Estates 5)
To the west: C-2 (Vacant land)
To the south: R1-6 (Bienestar Estates 2)
To the east: C-2 (Gas station)
According to the site plan submitted by the applicant, the proposed hotel with 133 rooms can generate a large number of traffic trips per day, and a traffic study should be required in accordance with the adopted Public Works Standards. The developer must provide all the necessary improvements required by a traffic study during the construction of the proposed hotel.
REVIEWS:
As part of the review process, all land use cases are reviewed by various City and outside agencies. As required by state statute, staff sent notification letters to property owners within 300 feet of the proposed project (ninety-four (94) letters). The city has not received any other significant concerns or objections from the various review agencies or adjacent property owners.
The applicant has provided the information and materials necessary for the review of this Conditional Use Permit request.
CITIZEN REVIEW MEETING:
As required by state statute and City Code, a Citizen Review meeting was held at City Hall on November 1, 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 during the meeting.
PLANNING AND ZONING RECOMMENDATION:
The Planning and Zoning Commission recommends approval of Conditional Use Permit Case No. 2022-0592 subject to the following conditions:
The applicant is requesting the development of a 3-story, 133-room hotel in the subject property zoned Community Commercial (C-2) with 2.88 acres in size. Section 18.35.30 (C) (1) of the City of San Luis Zoning Ordinance requires Conditional Use Permits for commercial buildings with a gross floor area greater than 50,000 square feet. The proposed building's square footage is approximately 76,421 square feet. The existing condition of the subject property is undeveloped vacant land.
Existing Adjacent Zoning Districts:
To the north: R-2 (Bienestar Estates 5)
To the west: C-2 (Vacant land)
To the south: R1-6 (Bienestar Estates 2)
To the east: C-2 (Gas station)
According to the site plan submitted by the applicant, the proposed hotel with 133 rooms can generate a large number of traffic trips per day, and a traffic study should be required in accordance with the adopted Public Works Standards. The developer must provide all the necessary improvements required by a traffic study during the construction of the proposed hotel.
REVIEWS:
As part of the review process, all land use cases are reviewed by various City and outside agencies. As required by state statute, staff sent notification letters to property owners within 300 feet of the proposed project (ninety-four (94) letters). The city has not received any other significant concerns or objections from the various review agencies or adjacent property owners.
The applicant has provided the information and materials necessary for the review of this Conditional Use Permit request.
CITIZEN REVIEW MEETING:
As required by state statute and City Code, a Citizen Review meeting was held at City Hall on November 1, 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 during the meeting.
PLANNING AND ZONING RECOMMENDATION:
The Planning and Zoning Commission recommends approval of Conditional Use Permit Case No. 2022-0592 subject to the following conditions:
1. Development shall comply with the City of San Luis Zoning Regulations, Building Code Requirements, Public Works Standards, and any applicable subdivision regulations for commercial development.
2. The applicant/owner shall submit a Trip Generation Memo for the hotel to determine if the proposed use generates 100 or more trips during the peak hour. If 100 or more trips are generated during the peak hour, the applicant/owner shall submit a traffic study during the building permit review, and all improvements recommended by the traffic study that is caused by the hotel development shall be constructed by the developer to the satisfaction of the Public Works Director.
3. To resend letters to property owners within 300 feet radius using their physical location.
2. The applicant/owner shall submit a Trip Generation Memo for the hotel to determine if the proposed use generates 100 or more trips during the peak hour. If 100 or more trips are generated during the peak hour, the applicant/owner shall submit a traffic study during the building permit review, and all improvements recommended by the traffic study that is caused by the hotel development shall be constructed by the developer to the satisfaction of the Public Works Director.
3. To resend letters to property owners within 300 feet radius using their physical location.
Staff hand-delivered letters to property owners within 300 feet radius of the proposed project as requested by the Planning and Zoning Commission.
STAFF RECOMMENDATION:
Staff recommends approval of Conditional Use Permit Case No. 2022-0592 subject to the following conditions:
Staff recommends approval of Conditional Use Permit Case No. 2022-0592 subject to the following conditions:
1. Development shall comply with the City of San Luis Zoning Regulations, Building Code Requirements, Public Works Standards, and any applicable subdivision regulations for commercial development.
2. The applicant/owner shall submit a Trip Generation Memo for the hotel to determine if the proposed use generates 100 or more trips during the peak hour. If 100 or more trips are generated during the peak hour, the applicant/owner shall submit a traffic study during the building permit, and all improvements recommended by the traffic study that is caused by the hotel development shall be constructed by the developer to the satisfaction of the Public Works Director.
2. The applicant/owner shall submit a Trip Generation Memo for the hotel to determine if the proposed use generates 100 or more trips during the peak hour. If 100 or more trips are generated during the peak hour, the applicant/owner shall submit a traffic study during the building permit, and all improvements recommended by the traffic study that is caused by the hotel development shall be constructed by the developer to the satisfaction of the Public Works Director.
RECOMMENDATION / SUGGESTED MOTION:
A. I MOVE TO OPEN THE CONTINUED PUBLIC HEARING
1. Applicant and Staff presentation
2. Call to the public on this item
B. I MOVE TO CLOSE THE PUBLIC HEARING
C. I MOVE TO APPROVE CONDITIONAL USE PERMIT CASE NO. 2022-0592 SUBJECT TO THE CONDITIONS OF APPROVAL PRESENTED BY STAFF.
C. I MOVE TO APPROVE CONDITIONAL USE PERMIT CASE NO. 2022-0592 SUBJECT TO THE CONDITIONS OF APPROVAL PRESENTED BY STAFF.
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