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AGENDA ITEM REVIEW FORM |
5.B.
Regular City Council Meeting
- Meeting Date:
- 12/28/2016
- Department Head:
- John Starkey
- Submitted By:
- Jose A. Guzman, Assistant Planner, Planning & Zoning Department
Action Requested:
Motion
ITEM:
Discussion and possible action on any and all matters regarding Second Reading of Ordinance No. 361. An ordinance of the Mayor and 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 approximately 10 acres located north of County 22nd Street and east of the East Main Canal from Rural Area Residential (RA-10) to Medium Density Residential (R1-6); repealing any conflicting provisions; and providing for severability. (John Starkey, Planning & Zoning Director)
A. Second Reading of Ordinance No. 361 by title only
B. Approval and adoption of Ordinance No. 361.
B. Approval and adoption of Ordinance No. 361.
SUMMARY:
This is a request by Edais Engineering, Inc., on behalf of Riedel Holding, LLC, owner, to rezone approximately 10 acres, located north of County 22nd Street and east of the East Main Canal from Rural Area Residential (RA-10) to Medium Density Residential (R1-6) zoning district.
The subject property is Assessor Parcel ID No. 211-31-012. The areas to the west, east and north are zoned as Rural Area Residential (RA-10) and are undeveloped and only the property to the west is being used for agricultural purposes. The area to the south is zoned as Medium Density Residential (R1-6) and is where the proposed residential subdivision Las Quintas de San Luis II will be located.
GENERAL PLAN:
This area is designated as Neighborhood in the City of San Luis 2020 General Plan. The activities proposed will be consistent with and conforms to that designation (Chapter 2, Page 19-20). The Neighborhood Land Use designation allows all types of residential development.
AGENCY REVIEW:
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:
The subject property is Assessor Parcel ID No. 211-31-012. The areas to the west, east and north are zoned as Rural Area Residential (RA-10) and are undeveloped and only the property to the west is being used for agricultural purposes. The area to the south is zoned as Medium Density Residential (R1-6) and is where the proposed residential subdivision Las Quintas de San Luis II will be located.
GENERAL PLAN:
This area is designated as Neighborhood in the City of San Luis 2020 General Plan. The activities proposed will be consistent with and conforms to that designation (Chapter 2, Page 19-20). The Neighborhood Land Use designation allows all types of residential development.
AGENCY REVIEW:
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. City of San Luis Fire Department (11-03-16)
2. Yuma County Water User's Association (10-19-16)
3. Yuma County (10-18-16)
4. City of San Luis Public Works, City Attorney, and Engineer James Davey (12-12-16)
2. Yuma County Water User's Association (10-19-16)
3. Yuma County (10-18-16)
4. City of San Luis Public Works, City Attorney, and Engineer James Davey (12-12-16)
As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (7 letters). Staff received a call from one of the property owners concerned about potential high density (apartments) development. Staff explained to him that the proposed rezoning allows for the development of single family homes with a minimum lot size of 6,000 square feet.
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 (A.R.S. §9-462.03) and City of San Luis Zoning Ordinance (Section 3.0-C), a Citizen Review meeting was held at City Hall on November 1, 2016.
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 they may have with the proposed rezoning or specific plan application prior to the public hearing. There were no members of the public present.
PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission held a public hearing for this item on a special meeting on November 29, 2016. The Commission recommended approval of the request with the condition that the developer must provide two means of egress for new subdivision.
FURTHER REVIEW
After the Planning and Zoning Commission meeting, Planning and Zoning staff reviewed the application with the Public Works Director, the City Attorney, and Engineer James Davey. In addition to the recommendations below, there was an additional comment that the secondary access for this project link up to Los Alamos subdivision providing for safer secondary access for Los Alamos subdivision as currently there is no improved road providing secondary access to Los Alamos.
The applicant has provided the information and materials necessary for staff to make a recommendation of the rezoning request.
Staff recommends approval of the rezoning request with the following conditions:
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 (A.R.S. §9-462.03) and City of San Luis Zoning Ordinance (Section 3.0-C), a Citizen Review meeting was held at City Hall on November 1, 2016.
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 they may have with the proposed rezoning or specific plan application prior to the public hearing. There were no members of the public present.
PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission held a public hearing for this item on a special meeting on November 29, 2016. The Commission recommended approval of the request with the condition that the developer must provide two means of egress for new subdivision.
FURTHER REVIEW
After the Planning and Zoning Commission meeting, Planning and Zoning staff reviewed the application with the Public Works Director, the City Attorney, and Engineer James Davey. In addition to the recommendations below, there was an additional comment that the secondary access for this project link up to Los Alamos subdivision providing for safer secondary access for Los Alamos subdivision as currently there is no improved road providing secondary access to Los Alamos.
The applicant has provided the information and materials necessary for staff to make a recommendation of the rezoning request.
Staff recommends approval of the rezoning request with the following conditions:
- As noted in the comments from City of San Luis Fire Department, developer must provide two means of egress for new subdivision.
- Any access road to and/or from County 22nd Street must line up with the access to and/or from County 22nd Street of the Subdivision Las Quintas de San Luis II.
- The City will engage an appropriate engineer to conduct a traffic study and review proposed impacts including but not limited to impacts on 22nd Street, that the developer pay the costs of this traffic study and construct the improvements recommended by this study, including but not limited to any recommended signalization.
- The water system shall be looped up to the secondary access on 10th Avenue.
- Off-site drainage shall be provided.
- Grading and erosion control shall comply with the 2003 International Building Code Appendix J standards for all aspects of the development including development of lots and the building of houses or other buildings.
RECOMMENDATION / SUGGESTED MOTION:
A. MOTION TO APPROVE SECOND READING OF ORDINANCE NO. 361 BY TITLE ONLY.
B. MOTION TO APPROVE AND ADOPT ORDINANCE NO. 361.
B. MOTION TO APPROVE AND ADOPT ORDINANCE NO. 361.
Fiscal Impact
- IS THERE FISCAL IMPACT ASSOCIATED WITH THIS ITEM:
- N/A
- CITY/STATE/FEDERAL FUNDS:
- N/A
- TOTAL:
- N/A
- BUDGETED:
- N/A
- AVAILABLE TO TRANSFER:
- N/A
- GL ACCT # & NAME/REMAINING BALANCE BEFORE PURCHASE:
- N/A
FISCAL IMPACT STATEMENT (IF THIS IS A BUDGET TRANSFER, YOU MUST ATTACH THE BUDGET ADJUSTMENT FORM):
N/A
Attachments
- Ordinance No. 361
- Location Map
- Picture of Location
- Fire Department Comments (11-3-16)
- Yuma County Water User's Association comments (11-19-16)
- Yuma County comments (10-18-16)