Public hearing followed by discussion and possible action on any and all matters regarding Conditional Use Permit Case No. 2025-0095; a request by Yuma Regional Medical Center- Onvida Health, owner, for a Conditional Use Permit from Section 18.35.030 (C)(1) & (C)(3) to allow the construction of an approximately 62,000 square feet hospital and attached walk-in clinic at Assesors Parcel Number 226-02-012 in San Luis, Arizona.  (Juan Leal Rubio, Assistant Director of Development Services)

A.  Staff Presentation
B. Open Public Hearing
C. Call to the Public on this item
D. Close Public Hearing
E. Action on Conditional Use Permit Case No. 2025-0095

The purpose of this request is to allow an approximately 62,000 square feet hospital with an attached walk-in clinic, Onvida Health San Luis Neighborhood Hospital, to be located on Assessor Parcel Number 226-02-012. The property is zoned as Community Commercial (C-2). The Conditional Use Permit is required as per Zoning Ordinance §18.35.030 (C)(1) &(C)(3).  Under the Community Commercial (C-2) zoning district, the use for hospital is listed as a conditional use, also any use with a gross area larger than 50,000 square feet (proposed 62,000 square feet) requires a Conditional Use Permit.

ZONING:
On September 11, 2024, City Council approved Rezoning Case No. 2024-0570 and adopted Ordinance No. 453, rezoning this property from Rural Area Residential (RA-10) to Community Commercial (C-2). The property was rezoned with 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 traffic study during the building permit review and all improvements required by the traffic study shall be done by the developer, including any applicable contributions for future traffic lights.

The existing condition of the subject property is undeveloped vacant land with the following adjacent zoning districts:

To the north, Community Commercial (C-2). Vacant undeveloped land.
To the south, Medium-Density Residential (R1-6). Los Portales del Alamo Subdivision.
To the west, Manufactured Home (MH). Rancho Los Oros Subdivision.
To the east, Community Commercial (C-2). Existing commercial properties.

REVIEW(S):
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 (145 letters). The city has not received any other significant concerns or objections from the various review agencies or adjacent property owners.

CITIZEN REVIEW MEETING:
The Citizen Review Meeting was held on May 6, 2025 at 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. There were no people from the public present. 

PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission held a public hearing for this item at their regular meeting on May 13, 2025, at the Council Chambers of the City of San Luis. The commission agrees with the recommendation of staff and forwards this case to the City Council with the recommendation of approval with conditions.

STAFF RECOMMENDATION:
The applicant has provided the information and materials necessary for review of the Conditional Use Permit. The Conditional Use Permit specifically pertains to the intended use; the development must adhere to the rezoning conditions and relevant city regulations for commercial development.

The Conditional Use Permit is to allow a hospital over 50,000 square feet in size to be located at Assessor Parcel Number 226-02-012, a property zoned Community Commercial (C-2). 

Staff recommends approval of Conditional Use Permit Case No. 2025-0095 with the following conditions:

1. Helipad Flight Path: The approach and departure paths for the helipad shall be designed to avoid noise-sensitive land uses, including, but not limited to, residential areas, educational institutions, places of worship, libraries, and long-term care facilities (e.g., retirement and nursing homes). Where feasible, flight paths should be aligned with major transportation corridors to minimize community impact.
2. FAA Determination Required: Prior to the issuance of a Certificate of Occupancy for the hospital, the applicant shall provide a letter of determination from the Federal Aviation Administration indicating no objection, whether unconditionally or with conditions, to the proposed helipad facility.
3. Regulatory Compliance: The helipad facility shall be developed and operated in full compliance with all applicable federal, state, and local regulations.