 |
PLANNING & ZONING AGENDA ITEM REVIEW FORM |
4.A.
Planning & Zoning Commission Meeting
- Meeting Date:
- 02/14/2023
- 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 Minor Amendment Case No. 2022-0711. A request by Edais Engineering Inc., on behalf of Riedel Holdings LLC, to change the land use designation of approximately 8.9 acres from Commercial (C) to Medium Density Residential (MDR). A portion of assessor's parcel number 227-11-393, located north of County 24th Street between Avenue E and 24th Avenue 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 Minor Amendment Case No. 2022-0711
SUMMARY:
In 2021 Major Amendment Case No. 2021-0340 was approved by City Council to change the land use designation of the subject parcel and adjacent parcels to the north from Commercial (C) to Medium Density Residential (MDR). However, 8.90 acres on the southwest corner, as shown on the location map, remain Commercial (C). Later in 2022, City Council approved Rezoning Case No. 2021-0693 rezoning the subject parcel to Medium Density Residential (R1-6). However, the 8.90 acres on the southwest corner are still zoned Commercial (C-2).
GENERAL PLAN:
The City of San Luis 2040 General Plan identifies two existing land use categories in the area north of County 24th Street between Avenue E and 24th Avenue, Commercial (C) and Medium Density Residential (MDR).
Existing Land Use Categories
Commercial (C): The commercial land use category is intended to provide for the primary commercial areas serving the community including neighborhood, community, and regional-scale development. Commercial areas provide convenient community access to goods and services and may include retail, service commercial, professional offices, light industrial and employment uses.
Zoning Districts permitted with C: MU, C-1,C-2 and L-I.
Medium Density Residential (MDR): The Medium Density Residential land use category is intended to provide for detached single-family residential development on moderately size lots.
Zoning Districts Permitted with MDR: R1-6, R1-8, R1-12, R1-20, R1-35, R2, MHS, MHP and PUD.
Proposed Land Use Category
Medium Density Residential (MDR): The Medium Density Residential land use category is intended to provide for detached single-family residential development on moderately size lots.
Zoning Districts Permitted with MDR: R1-6, R1-8, R1-12, R1-20, R1-35, R2, MHS, MHP and PUD.
General Plan Policies:
Policy G-7.1 The City of San Luis should only prioritize growth in areas with existing infrastructure or areas where infrastructure can be expanded in a fiscally sound manner.
The infrastructure is being currently expanded in the area by the developer. This portion of the parcel will be part of los Mezquites Phase 3 residential subdivision.
Policy G-8.1 New development should provide a transition between uses with differing densities/intensities by incorporating compatible land use strategies.
The proposed land use change will be located adjacent to commercial development compatible with the proposed residential development. The commercial land use category will be located to the south.
Policy PS 6.1 Require new growth and development to construct and dedicate public utility infrastructure to serve the development including water, wastewater and storm water improvements.
The developer should be responsible for providing all the necessary improvements including road construction, water, wastewater, and storm water. The proposed residential development will be required to construct and dedicate public utility infrastructure to serve the new development. This request is in compliance with this adopted policy.
APPROVAL CRITERIA:
The Planning and Zoning Commission and City Council shall assure that the proposed amendment meets all the following criteria:
1. The development pattern contained in the existing San Luis General Plan-Land Use Plan does not adequately provide appropriate optional sites for the use or change proposed in the amendment.
2. The amendment constitutes an overall improvement to the San Luis General Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time.
3. The amendment will not adversely impact the community as a whole or a portion of the community by:
AGENCY REVIEW:
As required by State Statute, staff has sent notification letters to property owners within 300 feet of the proposed project (2 letters). Staff received comment letters from YCAA Inc, ADOT and City of San Luis Fire Department.
Yuma County Airport Authority provided the following comments: " The property is near Rolle Airfield where aviation activity is expected to increase in the future. 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 aviation operations."
Arizona Department of Transportation provided the following comments: " The ADOT Southwest District requests the opportunity to review and comment on a traffic impact analysis (TIA) that meets the requirements of Section 240 of its traffic guidelines and processes (TGP) available ay Http://azdot.gov/node/5274. ADOT's primary interest is in the effects of traffic at the intersection of Avenue E and SR 195 as well as the existing port of entry."
The City of San Luis Fire Department submitted the following comments: " Fire department has no comments at this time but reserves the right to comment upon subsequent submittals. Final decisions regarding this request are best made by the Planning and Zoning Department."
CITIZEN REVIEW MEETING:
A Citizen Review Meeting was held at City Hall on February 7, 2023 at the City Hall Council Chamber at 5:00 p.m. The purpose of the Citizen Review Meeting is to provide adjacent landowners and other potentially affected citizens an opportunity to ask questions and express any issues or concerns that may have with the proposed minor amendment prior to the public hearing. Nobody from the public was in attendance during the meeting.
STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for review of this minor amendment application.Staff recommends approval of Minor Amendment Case No. 2022-0711.
GENERAL PLAN:
The City of San Luis 2040 General Plan identifies two existing land use categories in the area north of County 24th Street between Avenue E and 24th Avenue, Commercial (C) and Medium Density Residential (MDR).
Existing Land Use Categories
Commercial (C): The commercial land use category is intended to provide for the primary commercial areas serving the community including neighborhood, community, and regional-scale development. Commercial areas provide convenient community access to goods and services and may include retail, service commercial, professional offices, light industrial and employment uses.
Zoning Districts permitted with C: MU, C-1,C-2 and L-I.
Medium Density Residential (MDR): The Medium Density Residential land use category is intended to provide for detached single-family residential development on moderately size lots.
Zoning Districts Permitted with MDR: R1-6, R1-8, R1-12, R1-20, R1-35, R2, MHS, MHP and PUD.
Proposed Land Use Category
Medium Density Residential (MDR): The Medium Density Residential land use category is intended to provide for detached single-family residential development on moderately size lots.
Zoning Districts Permitted with MDR: R1-6, R1-8, R1-12, R1-20, R1-35, R2, MHS, MHP and PUD.
General Plan Policies:
Policy G-7.1 The City of San Luis should only prioritize growth in areas with existing infrastructure or areas where infrastructure can be expanded in a fiscally sound manner.
The infrastructure is being currently expanded in the area by the developer. This portion of the parcel will be part of los Mezquites Phase 3 residential subdivision.
Policy G-8.1 New development should provide a transition between uses with differing densities/intensities by incorporating compatible land use strategies.
The proposed land use change will be located adjacent to commercial development compatible with the proposed residential development. The commercial land use category will be located to the south.
Policy PS 6.1 Require new growth and development to construct and dedicate public utility infrastructure to serve the development including water, wastewater and storm water improvements.
The developer should be responsible for providing all the necessary improvements including road construction, water, wastewater, and storm water. The proposed residential development will be required to construct and dedicate public utility infrastructure to serve the new development. This request is in compliance with this adopted policy.
APPROVAL CRITERIA:
The Planning and Zoning Commission and City Council shall assure that the proposed amendment meets all the following criteria:
1. The development pattern contained in the existing San Luis General Plan-Land Use Plan does not adequately provide appropriate optional sites for the use or change proposed in the amendment.
2. The amendment constitutes an overall improvement to the San Luis General Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time.
3. The amendment will not adversely impact the community as a whole or a portion of the community by:
a. Significantly altering acceptable existing land use patterns;
b. Requiring additional and more expensive improvements to roads, sewer, or water delivery systems than are needed to support the prevailing land uses and which, therefore, may impact development in other areas.
c. Adversely impacting existing or previously planned uses through increased traffic generated by the proposal on existing systems.
d. Affecting the livability of the area or the health and safety of the residents.
4. The amendment is consistent with the General Plan’s overall intent, vision, goals and objectives as well as being compliant with other adopted plans, codes, and ordinances. b. Requiring additional and more expensive improvements to roads, sewer, or water delivery systems than are needed to support the prevailing land uses and which, therefore, may impact development in other areas.
c. Adversely impacting existing or previously planned uses through increased traffic generated by the proposal on existing systems.
d. Affecting the livability of the area or the health and safety of the residents.
AGENCY REVIEW:
As required by State Statute, staff has sent notification letters to property owners within 300 feet of the proposed project (2 letters). Staff received comment letters from YCAA Inc, ADOT and City of San Luis Fire Department.
Yuma County Airport Authority provided the following comments: " The property is near Rolle Airfield where aviation activity is expected to increase in the future. 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 aviation operations."
Arizona Department of Transportation provided the following comments: " The ADOT Southwest District requests the opportunity to review and comment on a traffic impact analysis (TIA) that meets the requirements of Section 240 of its traffic guidelines and processes (TGP) available ay Http://azdot.gov/node/5274. ADOT's primary interest is in the effects of traffic at the intersection of Avenue E and SR 195 as well as the existing port of entry."
The City of San Luis Fire Department submitted the following comments: " Fire department has no comments at this time but reserves the right to comment upon subsequent submittals. Final decisions regarding this request are best made by the Planning and Zoning Department."
CITIZEN REVIEW MEETING:
A Citizen Review Meeting was held at City Hall on February 7, 2023 at the City Hall Council Chamber at 5:00 p.m. The purpose of the Citizen Review Meeting is to provide adjacent landowners and other potentially affected citizens an opportunity to ask questions and express any issues or concerns that may have with the proposed minor amendment prior to the public hearing. Nobody from the public was in attendance during the meeting.
STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for review of this minor amendment application.Staff recommends approval of Minor Amendment Case No. 2022-0711.
RECOMMENDED 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 FORWARD MINOR AMENDMENT CASE NO. 2022-0711 TO CITY COUNCIL WITH THE RECOMMENDATION 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 MINOR AMENDMENT CASE NO. 2022-0711 TO CITY COUNCIL WITH THE RECOMMENDATION OF APPROVAL