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STRATEGIC OUTCOMES |
ACTION |
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Department: |
☒ Safe & Prosperous |
☐ Motion |
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Community Development |
☐ Active & Appealing |
☐ Resolution |
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☒ Respected & Responsible |
☐ Ordinance - Introduction |
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Division: |
☐ Connected & Engaged |
☒ Ordinance - Adoption |
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Community Planning |
☐ Unique & Creative |
☐ Public Hearing |
TITLE:
title
Rezoning of Property: 1980 W. Colorado Street
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SUMMARY RECOMMENDATION:
Summary Recommendation
Rezone approximately 2.78 acres located at 1980 W. Colorado Street, Yuma, AZ, from the Manufactured Housing Park (MHP) District to the High Density Residential (R-3) District (Community Development/Community Planning) (Alyssa Linville)
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STRATEGIC OUTCOME:
Approval of this rezone will support residential development in the City that will be responsibly constructed, meeting all codes and requirements. This rezone furthers the City Council’s strategic outcomes of Safe and Prosperous and Respected and Responsible.
REPORT:
The subject property is located at 1980 W. Colorado Street and is approximately 2.78 acres as shown on the location map attached as Exhibit A to the ordinance. The property is the current site of the Colorado Street Trailer Park and is accessed from Colorado Street. The legal, non-conforming trailer park historically contained a total of 43 manufactured homes and recreational vehicle spaces. As of March 2025, only 4 to 7 units were still in place. In 2025, the property was the subject of a General Plan Amendment that changed the land use designation from Low Density Residential to High Density Residential.
With this request the applicant is seeking to rezone the property from the Manufactured Housing Park (MHP) District to the High Density Residential (R-3) District for residential development. The applicant’s conceptual site plan shows 11 two-story fourplexes and 9 single family homes for a total of 53 units, however the applicant may propose additional units as the project moves through the development process. The R-3 District allows for multi-family, two-family, and single-family dwellings, and the property’s High Density Residential land use designation allows for a maximum of 83 dwelling units. All new developments will be required to meet City of Yuma development standards. The request to rezone the property from the Manufactured Housing Park (MHP) District to the High Density Residential (R-3) District conforms with the General Plan.
On December 8, 2025, the Planning and Zoning Commission voted 5-0 to recommend approval of the request to rezone approximately 2.78 acres from the Manufactured Housing Park (MHP) District to the High Density Residential (R-3) District for the property located at 1980 W. Colorado Street, Yuma, AZ, subject to the following conditions:
1. The conditions listed below are in addition to City codes, rules, fees and regulations that are applicable to this action.
2. The Owner’s signature on the application for this land use action shall constitute a waiver of any claims for diminution in value pursuant to A.R.S. § 12-1134.
3. The Owner/Developer shall provide the expected peak hour trips generated from this facility based on the Trip Generation Manual from the Institute of Traffic Engineers interpreted by an Arizona registered engineer with traffic experience. If the peak hour trips exceed 100 trips per hour, then a full traffic study will be requested.
4. Owner/Developer to install sidewalk per City standard 3-135 along north Colorado St. frontage.
5. Owner/Developer to install handicap sidewalk ramp per City standard 3-145 at the northwest corner of Colorado Street and 19th Avenue.
6. Owner/Developer to install vertical curb and sidewalk along 19th Avenue frontage per City standard 3-060 & 3-135.
7. Owner/Developer to install two streetlights per City standard 7-010 on the west side of 19th Avenue frontage.
8. Owner/Developer shall dedicate to the City of Yuma a corner triangle with 14-foot legs at the Northwest corner of Colardo Street and 19th Avenue.
9. Each of the conditions listed above shall be completed within two (2) years of the effective date of the rezoning ordinance or prior to the issuance of a Building Permit, Certificate of Occupancy or City of Yuma Business License for this site, whichever occurs first. If the conditions of approval are not completed within the above timeframe then the rezone shall be subject to ARS § 9-462.01.
EXCERPT FROM PLANNING AND ZONING COMISSION MEETING MINUTES:
Meredith Rojas, Associate Planner summarized the staff report and recommended APPROVAL.
QUESTIONS FOR STAFF
None
APPLICANT/APPLICANT’S REPRESENTATIVE
“Dylan Freeman, on behalf of T3AZ LLC, was available for questions.
“Lorraine Arney, Planning and Zoning Commissioner asked why the applicant was not in agreement with Condition # 7 of the Staff Report.
“Freeman stated that he does not believe that the applicant should be required to install the traffic lights, noting that the street is already active and now maintained by the City of Yuma.
“John Mahon, Planning and Zoning Commissioner asked staff whether the requirement outlined in Condition No. 7 was a standard request.
“Andrew McGarvie, Engineering Manager stated that streetlights were requested for safety and to meet City standards, as access will be from the north end of 19th Avenue where none currently exist.
“Mahon then asked how would the applicant pay and install the lights.
“McGarvie replied that the applicant would cover the cost of the streetlights and installation, after which the City would assume ownership effectively bringing the area up to city standards as part of the rezone per in accordance with state law A.R.S 9-243.
PUBLIC COMMENT
None
“Arney stated that the condition was a requirement by state law, that’s why it was included in the staff report.
“Mahon stated that he thinks the ability to ask for that condition is in accordance to state law.
“John LeSueur, Assistant City Attorney stated that when there’s a rezone request state law allows the City to request improvements to the streets. LeSueur went on to say that state law A.R.S 9-243 gives the City the authority to request such action when there is a nexus and the requirement is proportional.
“Mahon asked if city standard 7-010 discussed spacing and then asked where the nearest source for the streetlight would be located.
“McGarvie replied the source would be from other lights along Colorado Street and the distance between the 2-3 lights along the proposed project would be around 150-200 feet.
“Mahon stated that he doesn’t think the cost would be astronomical, but it would be very challenging for the applicant to secure the necessary fees, materials and resources required to install the lights.
“Tom Cockburn, 1700 S. 1st Avenue Suite # 200, Yuma, AZ, stated that he understands staff concerns with tenants locating the driveway, and then asked if the required lighting could be moved closer to the driveway on the property to improve safe access for future tenants and to lessen the construction impact that the utility company would have on the adjoining street.
“McGarvie stated staffs main concern was to get the right-of-way lit and then stated that the distance of the lights being moved into the driveway would be to far from the sidewalk.
“Cockburn then asked if the lighting from the proposed homes on the project would provide enough lighting for the sidewalks.
“McGarvie replied no, that type of lighting needs to be provided by streetlights.
“Cockburn then asked if staff might approve changing the lighting requirement if the driveway was less than 175 feet from the intersection.
“McGarvie stated that the project would require at least two streetlights.
“Cockburn stated that he worked with APS in the past and preferred using their lights because of the programs that they provide, but to get this type of approval is very hard to obtain.
“Mahon stated any lights installed on private property would need to be shielded to prevent impacting neighboring properties, which address some of staff’s concerns.
“Cockburn expressed concern about the shielded lighting stating he also had difficulty getting another project approved for the same reason.
“McGarvie stated installing two lights on 19th Avenue would benefit pedestrians and vehicle traffic.
“Mahon asked since the city will eventually own the streetlights does the city have a standard where the applicant can buy the light from the city and install it.
“McGarvie replied no they would have to buy it privately, but the light would have to meet City standards. McGarvie then stated that the applicant would coordinate with APS on the construction and installation with final approvals done by the City who will then assume ownership.
“Mahon commented that by the applicant’s installation of lights, sidewalks and other city required improvements will enhance the overall safety of the area.
Motion by Arney second by Commissioner Ashlie Pendleton, to APPROVE ZONE-44544-2025 as presented.
Motion carried unanimously, (5-0) with one recused and one absent.
Planning and Zoning Staff Report - Attached
FISCAL REQUIREMENTS:
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CITY FUNDS: |
$ 0.00 |
BUDGETED: |
$ 0.00 |
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STATE FUNDS: |
$ 0.00 |
AVAILABLE TO TRANSFER: |
$ 0.00 |
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FEDERAL FUNDS: |
$ 0.00 |
IN CONTINGENCY: |
$ 0.00 |
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OTHER SOURCES: |
$ 0.00 |
FUNDING ACCOUNT/FUND #/CIP: |
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TOTAL |
$ 0.00 |
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FISCAL IMPACT STATEMENT:
NONE
ADDITIONAL INFORMATION:
SUPPORTING DOCUMENTS NOT ATTACHED TO THE CITY COUNCIL ACTION FORM THAT ARE ON FILE IN THE OFFICE OF THE CITY CLERK:
NONE
IF CITY COUNCIL ACTION INCLUDES A CONTRACT, LEASE OR AGREEMENT, WHO WILL BE RESPONSIBLE FOR ROUTING THE DOCUMENT FOR SIGNATURE AFTER CITY COUNCIL APPROVAL?
☐ Department
☒ City Clerk’s Office
☐ Document to be recorded
☐ Document to be codified
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Acting City Administrator: |
Date: |
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John D. Simonton |
12/22/2025 |
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Reviewed by City Attorney: |
Date: |
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Richard W. Files |
12/18/2025 |