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PLANNING & ZONING AGENDA ITEM REVIEW FORM |
4.B.
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 Rezoning Case No. 2023-0007. A request by Edais Engineering Inc., on behalf of Riedel Holdings LLC, to rezone 8.9 acres from Community Commercial (C-2) to Medium Density Residential (R1-6). A portion of the 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 Rezoning Case No. 2023-0007
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. 2023-0007
SUMMARY:
The applicant has requested to change the land use designation to Medium Density Residential (MDR) with Minor Amendment Case No. 2022-0711. The approval of the Minor Amendment will allow the applicant to rezone the 8.90 acres to Medium Density Residential (R1-6). The parcel was rezoned to R1-6 in 2021 with Rezoning Case No. 2021-0693. However, 8.90 acres on the southwest corner were zoned Community Commercial (C-2).
ANALYSIS:
This portion of the parcel will be part of Los Mezquites Phase 3 residential subdivision.
Existing Adjacent Zoning Districts:
To the north R1-6 (Los Mezquites Phase 2)
To the west C-2 (Plaza Colibri Commercial Subdivision and gas station)
To the south C-2 (Plaza Colibri Commercial Subdivision)
To the east R1-6 (Vacant land)
REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies, Staff has received comments from YCAA Inc., ADOT, City of San Luis Fire Department and the Assistant City Attorney.
The 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 Fire Department provided the following comments: "The 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."
Assistant City Attorney " Looks like a “filling in” of Los Mezquites. Other than the normal traffic study and some kind of buffer of homes from C-2 (normal block wall fence most likely sufficient), and the normal conditions to any subdivision or normal tract housing development, can’t think of anything else. This is an appropriate land use. However, it does limit usefulness of remainder of C-2 development and constrict shopping area to strip type commercial. Had been hoping for something that might take a ‘big box’ like a decent sized grocery store or something like a Home Depot or Lowes. Constricting area sort of eliminates those uses.
As require by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (2 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 February 7, 2023 at the City Hall Chambers at 5:00 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.
The applicant has provided the information and materials necessary for the review of the zoning request.
Staff recommends approval of Rezoning Case No. 2023-0007 subject to the following condition:
ANALYSIS:
This portion of the parcel will be part of Los Mezquites Phase 3 residential subdivision.
Existing Adjacent Zoning Districts:
To the north R1-6 (Los Mezquites Phase 2)
To the west C-2 (Plaza Colibri Commercial Subdivision and gas station)
To the south C-2 (Plaza Colibri Commercial Subdivision)
To the east R1-6 (Vacant land)
REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies, Staff has received comments from YCAA Inc., ADOT, City of San Luis Fire Department and the Assistant City Attorney.
The 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 Fire Department provided the following comments: "The 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."
Assistant City Attorney " Looks like a “filling in” of Los Mezquites. Other than the normal traffic study and some kind of buffer of homes from C-2 (normal block wall fence most likely sufficient), and the normal conditions to any subdivision or normal tract housing development, can’t think of anything else. This is an appropriate land use. However, it does limit usefulness of remainder of C-2 development and constrict shopping area to strip type commercial. Had been hoping for something that might take a ‘big box’ like a decent sized grocery store or something like a Home Depot or Lowes. Constricting area sort of eliminates those uses.
As require by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (2 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 February 7, 2023 at the City Hall Chambers at 5:00 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.
The applicant has provided the information and materials necessary for the review of the zoning request.
Staff recommends approval of Rezoning Case No. 2023-0007 subject to the following condition:
-
The owner/applicant shall submit a preliminary plat for approval in compliance with the City of San Luis subdivision regulations.
RECOMMENDED MOTION:
I MOVE TO FORWARD REZONING CASE NO. 2023-0007 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL SUBJECT TO THE CONDITION OF APPROVAL AS RECOMMENDED BY STAFF.