Public hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2025-0274. A request by Vega & Vega Engineering on behalf of Comite de Bienestar, to rezone approximately 3.07 acres from Rural Area (RA-10) to Medium-High Density Residential (R-2) and approximately 2.86 acres from Rural Area (RA-10) to High Density Residential (R-3), Assessor's Parcel Number (APN) 775-56-001, located at the northwest corner of 6th Avenue and Urtuzuastegui Street, 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. 2025-0274

The applicant is requesting to rezone approximately 3.07 acres from RA-10 to R-2 and approximately 2.86 acres from RA-10 to R-3 on APN 775-56-001, located at the northwest corner of 6th Avenue and Urtuzuastegui Street. The proposed rezoning, if approved, will allow the owner to develop a portion of the parcel for a single-family townhome subdivision and the remaining portion to an apartment complex as shown on the attached site plan.  Minor Amendment Case No. 2025-0273 is being processed concurrently with this rezoning. 

GENERAL PLAN:
If Minor Amendment Case No. 2025-0273 is approved, the land use designation for the 3.07 acre portion of the subject parcel will be designated as Medium Density Residential (MDR), while the remaining 2.86 acre portion will be left as Mixed Use Activity Center (MU). The proposed MDR land use designation and the existing MU land use designation allows the applicant to submit an application to rezone the subject property to R-2 and R-3.

Existing Adjacent Zoning Districts:
To the north R-3 (Las Casitas Apartments and Frontera Estates Subdivision)
To the west L-I (San Luis Industrial Park)
To the south L-I (Vacant State Land)
To the east R1-6 (Bienestar Estates No. 3 Subdivision)

REVIEW(S):
As part of the review process, all land use cases are reviewed by various city and outside agencies. We have received comments from the following agencies:

1. Yuma County Assessor's Office (8-27-2025) 

CITIZEN REVIEW PROCESS: As required by State Statute and City Code, a Citizen Review Meeting was held at the City Hall on August 28, 2025, 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. Four individuals were in attendance, all of whom, according to public records, reside within 300 feet of the subject property. One property owner expressed concerns that the construction of a tall apartment complex adjacent to his residence would result in an invasion of privacy, as tenants on the upper floors would have unobstructed views into neighboring backyards. He suggested that the apartment buildings be reoriented or relocated to prevent direct views into adjoining properties.

NOTIFICATION FOR PUBLIC HEARING: As required by State Statute, staff mailed out sixty (60) notification letters to property owners within 300 feet of the proposed project. 

The City has not received any other significant concerns or objections from the various review agencies or other adjacent property owners.

STAFF RECOMMENDATION:
The applicant has provided the information and material necessary for the review of the zoning request.

Staff recommends approval of Rezoning Case No. 2025-0274 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.
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.

Because the Minor General Plan Amendment must be approved prior to the Rezoning, and the newspaper did not publish the required notice for the amendment, both items will be heard together at the October 14, 2025, Planning and Zoning Commission meeting. The Rezoning public hearing will open on September 9, 2025, and continue to October 14.