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AGENDA ITEM REVIEW FORM |
7.E.
Regular City Council Meeting
- Meeting Date:
- 03/13/2024
- Department Head:
- Jose A. Guzman
- Submitted By:
- Juan Tejeda, Associate Planner, Development Services, Planning & Zoning
Action Requested:
Motion
Ordinance
Public Hearing
Ordinance
Public Hearing
ITEM:
Public Hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2024-0002 - Bienestar Estates 10 Townhomes and Ordinance No. 449. 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 3.47 acres from Community Commercial (C-2) to Medium-High Density Residential (R-2) on property located at the southeast corner of Avenue F and County 24th Street; repealing any conflicting provisions; and providing for severability. (Jose A. Guzman, Director of Development Services)
A. Open Public Hearing
1. Staff presentation
2. Call to the Public on this item
B. Close Public Hearing
C. Action on Ordinance No. 449 by title only
D. Action on Ordinance No. 449
A. Open Public Hearing
1. Staff presentation
2. Call to the Public on this item
B. Close Public Hearing
C. Action on Ordinance No. 449 by title only
D. Action on Ordinance No. 449
SUMMARY:
A request by Vega & Vega Engineering on behalf of Comité De Bienestar to rezone 3.47 acres from Community Commercial (C-2) to Medium-High Density Residential (R-2). Assessor's parcel number 783-05-162, located at the southeast corner of Avenue F and County 24th Street in San Luis, Arizona.
The current zoning is Community Commercial (C-2). The purpose of the C-2 zoning district is to provide for commercial development in locations that are suitable and appropriate. The intent of this district is to accommodate a variety of uses, including professional offices, retail, and services.
The proposed zoning is Medium-High Density Residential (R-2). The purpose of the R-2 zoning district is to allow for a variety of building types, including duplexes, townhouses, and apartments with varied project amenities. The intent of this district is to permit higher-density urban development with a mixture of uses of similar intensity.
The request for Medium High-Density Residential (R-2) will allow the applicant to increase the residential density with smaller lots for townhomes. The developer is proposing to accommodate 31 attached townhome units on a subdivision called Bienestar Estates Townhomes as per the proposed site plan attached.
Existing Adjacent Zoning Districts:
To the north, R-3 (Future Victoria Village Apartments)
To the west, RA-10 (Vacant Land)
To the south, R1-6 (Bienestar Estates 10 Subdivision)
To the east, R1-6 (Bienestar Estates 10 Subdivision)
AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies. Staff have received comments from the Yuma County Airport Authority, Inc. ("YCAA, the Arizona Department of Transportation ("ADOT"), and the City of San Luis Fire Department.
YCAA 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."
ADOT provided the following comments: "ADOT Southwest District requests the opportunity to review and comment on a Traffic Impact Analysis (TIA). The TIA would allow the Department the opportunity to assess the effects the increased traffic from the proposed development would have on the State Route 195 & Ave E intersection.".
The Fire Department provided the following comments: "The City of San Luis 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."
As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (66 letters).
A comment from an adjacent property owner was received by email on 2/3/2024 expressing the lack of commercial development in the area and has been added to this report.
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 6, 2024, 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.
PLANNING AND ZONING COMMISSION:
This item was presented to the Planning and Zoning Commission at their regular meeting on February 13, 2024. The Commission recommended approval of this request subject to the conditions of approval presented by staff.
RECOMMENDATION:
Staff recommends approval of Rezoning Case No 2024-0002 and Ordinance No. 449 with the following conditions:
The current zoning is Community Commercial (C-2). The purpose of the C-2 zoning district is to provide for commercial development in locations that are suitable and appropriate. The intent of this district is to accommodate a variety of uses, including professional offices, retail, and services.
The proposed zoning is Medium-High Density Residential (R-2). The purpose of the R-2 zoning district is to allow for a variety of building types, including duplexes, townhouses, and apartments with varied project amenities. The intent of this district is to permit higher-density urban development with a mixture of uses of similar intensity.
The request for Medium High-Density Residential (R-2) will allow the applicant to increase the residential density with smaller lots for townhomes. The developer is proposing to accommodate 31 attached townhome units on a subdivision called Bienestar Estates Townhomes as per the proposed site plan attached.
Existing Adjacent Zoning Districts:
To the north, R-3 (Future Victoria Village Apartments)
To the west, RA-10 (Vacant Land)
To the south, R1-6 (Bienestar Estates 10 Subdivision)
To the east, R1-6 (Bienestar Estates 10 Subdivision)
AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various city and outside agencies. Staff have received comments from the Yuma County Airport Authority, Inc. ("YCAA, the Arizona Department of Transportation ("ADOT"), and the City of San Luis Fire Department.
YCAA 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."
ADOT provided the following comments: "ADOT Southwest District requests the opportunity to review and comment on a Traffic Impact Analysis (TIA). The TIA would allow the Department the opportunity to assess the effects the increased traffic from the proposed development would have on the State Route 195 & Ave E intersection.".
The Fire Department provided the following comments: "The City of San Luis 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."
As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (66 letters).
A comment from an adjacent property owner was received by email on 2/3/2024 expressing the lack of commercial development in the area and has been added to this report.
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 6, 2024, 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.
PLANNING AND ZONING COMMISSION:
This item was presented to the Planning and Zoning Commission at their regular meeting on February 13, 2024. The Commission recommended approval of this request subject to the conditions of approval presented by staff.
RECOMMENDATION:
Staff recommends approval of Rezoning Case No 2024-0002 and Ordinance No. 449 with the following conditions:
- The owner/applicant shall submit a preliminary plat for approval in compliance with the City of San Luis subdivision regulations.
RECOMMENDATION / SUGGESTED 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 APPROVE THE READING OF ORDINANCE NO. 449 BY TITLE ONLY
(CITY CLERK TO READ ORDINANCE BY TITLE ONLY)
D. I MOVE TO APPROVE AND ADOPT ORDINANCE NO. 449
1. STAFF PRESENTATION
2. CALL TO THE PUBLIC ON THIS ITEM
B. I MOVE TO CLOSE PUBLIC HEARING
C. I MOVE TO APPROVE THE READING OF ORDINANCE NO. 449 BY TITLE ONLY
(CITY CLERK TO READ ORDINANCE BY TITLE ONLY)
D. I MOVE TO APPROVE AND ADOPT ORDINANCE NO. 449
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