Public hearing followed by discussion and possible action on any and all matters regarding Rezoning Case No. 2017-073. A request by Edais Engineering, Inc., representing R & G Associates, LLC, applicant, on behalf of Border Ranches, LLC, owner, to rezone 34.63 acres from Medium-High Density Residential (R-2) to Medium Density Residential (R1-6) and 1.19 acres from Medium-High Density Residential (R-2) to Community Commercial (C-2). The property is located at the northeast corner of County 24th Street and Avenue F in San Luis, Arizona. 

A. Open public hearing B. Close public hearing
C. Action on Rezoning Case No. 2017-073

The subject property is located in the east mesa of the City of San Luis; east side of Avenue F between Aracely Street and County 24th Street. Bienestar 9A single family residential subdivision is located north of the proposed rezoning. To the west, across Avenue F, is also developed as a single family residential subdivision; Bienestar 9B. The south and east properties adjacent to the project are undeveloped land. All the surrounding properties mentioned are zoned as Medium-High Density Residential (R-2). 

As an effort to alleviate the demand for bigger houses the City Council approved Ordinance No. 347, an ordinance to set up the minimum lot size to 6,000 square feet. After this ordinance was adopted single detached dwellings are no longer allowed in Medium-High Density Residential (R-2) zoning district. 

The purpose of the zone change is to allow a future residential subdivision to be called Santa Cecilia and commercial use for the corner of Avenue F and County 24th Street. 

The reason for the rezoning request is that the property is zoned as Medium-High Density (R-2) which, as previously mentioned, does not allow construction of single detached dwellings. The appropriate zoning for the construction of the proposed subdivision is the requested, Medium Density Residential (R1-6). 

The other part of the rezoning request is for commercial purposes. There is already land zoned  as Community Commercial (C-2) but the developer wants that commercial area larger in order to develop the lot as a small commercial plaza or mall. 

This location is convenient for adjacent residents as it will be within walking distance for routine local needs such as personal services or limited retail. 

CITIZEN REVIEW MEETING:
As required by State Statute  and the City Code, a Citizen Review meeting was held at the City Hall on April 4, 2017 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. 

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:
  As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (121 letters). The City has not received any other significant concerns or objections from the various review agencies or adjacent property owners. 

GENERAL PLAN:
The current General Plan designation for this parcel is Neighborhood which is appropriate for the R1-6 but not for the C-2 area. The intent of Neighborhood land designation is to focus on the primary areas (Residential Zoning District) in the community. The Activity Center designation intended for commercial services that conveniently serve the nearby residential areas.

A Minor Amendment is required for the C-2 area before the rezoning takes effect. The rezoning is approved by Ordinance and takes effect 30 days after the second reading of the Ordinance.  The Minor Amendment is adopted by Resolution and takes effect immediately.

A Minor Amendment is being process in order to make the Land Use Designation compatible with the proposed commercial zoning change. The Minor Amendment for this rezoning will be presented to the Commission on the meeting of May and will be presented to Council at the same time of the second reading of the Ordinance for the rezoning. 

Staff recommends approval of Rezoning Case No. 2017-073 subject to the following conditions:

1. Prior to the issuance of any building permit, a traffic study shall be conducted at owner’s expense, and owner shall construct all improvements required by said study at owner’s expense. Said study shall be conducted by an engineer selected by the City of San Luis.
2. Commercial uses to exclude City Code §152.107(A)6-Mortuaries and §152.107(A)20-General Auto Repair.