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STRATEGIC OUTCOMES |
ACTION |
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Department: |
☒ Safe & Prosperous |
☐ Motion |
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Planning & Neighborhood Svc |
☐ 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: t
Rezoning of Property: Café Main Street Properties, LLC
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SUMMARY RECOMMENDATION: Summary Recommendation
Rezone approximately 4.18 acres located west of the 7th Street and 21st Avenue intersection, Yuma, AZ from the High Density Residential (R-3) District to the General Commercial (B-2) District. (Planning and Neighborhood Services/Community Planning) (Alyssa Linville)
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STRATEGIC OUTCOME:
Approval of this rezone supports 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 west of the W. 7th Street and S. 21st Avenue intersection and is approximately 4.18 acres. The property was annexed into the City of Yuma on February 2, 1954, and was recently the subject of a General Plan Amendment to change the designated land use from Low Density Residential to Commercial.
With this request the applicant is seeking to rezone the property from the High Density Residential (R-3) District to the General Commercial (B-2) District for the development of new company housing. The applicant intends to develop the property with six two-story apartment buildings, with 16 apartments per building. Access to the site will be from 21st Avenue and 24th Avenue.
Company housing (large) is a permitted use within the General Commercial (B-2) District. It is defined by the zoning code as housing provided to employees by a commercial entity, labor contractor or employer. Occupancy (persons per unit) for a large complex shall be determined by the Property Maintenance Code. At this time, the number of occupants is unknown, but can vary depending on the size of the bedrooms and the total square footage of the living and dining areas. The proposed development will be fully occupied for six months and partially occupied for the remaining six months.
All new development will be required to meet the City of Yuma development standards for the General Commercial (B-2) District, including building setbacks, height limitations, paved access, parking, lighting, and landscaping. In addition, the following development standards further specified in Yuma City Code §154-15.19 (C) will be required for the new construction of company housing (large):
1. Parking shall comply with the parking required of multiple dwellings.
a. Shall provide dedicated on-site bus parking for loading and unloading of residents within a minimum of one bus parking space for each 50 residents.
b. The parking and or/idling of vehicles, used for pick-up, on public streets shall be prohibited.
c. The Zoning Administrator shall have the authority to approve off-site pick-up locations as an alternative to providing on-site bus parking when such alternatives are available.
2. Each occupant shall be required to have or be provided their own bed.
3. It is required that each new construction company housing complex (large) provide an indoor recreation facility. On-site outdoor recreation facility for this development will not be required because the property is within 1,500 feet of a public park.
4. On-site laundry facilities are required.
5. A complex housing 25 or more occupants requires the presence of a crew chief or supervisor on-site.
6. An annual inspection of the company housing complex will be performed by the Building Official and/or the Fire Marshal, prior to occupancy.
7. All company housing complexes are required to have property manager contact information posted on-site with visibility and access by the general public.
Two site plan options were provided during the Pre-Development Meeting. Site Plan Option A illustrates the proposed layout of the buildings, featuring 60 parking spaces and a bus turnout for on-site bus parking. Site Plan Option B showcases the proposed layout of the buildings with 148 vehicle parking spaces and no on-site bus parking. The number of vehicle parking spaces will be determined based on the number of bedrooms in each unit, while the amount of on-site bus parking will be determined by the number of occupants in the development. Both the number of vehicle parking and on-site bus parking will be reviewed during the plan review stage.
The request to rezone the property from the High Density (R-3) District to the General Commercial (B-2) District conforms with the General Plan.
On February 24, 2025, the Planning and Zoning Commission voted 4-0 to recommend approval of the request to rezone approximately 4.18 acres from the High Density Residential (R-3) District to the General Commercial (B-2) District for the property located west of the 7th Street and 21st Avenue intersection, 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. In lieu of a Traffic Impact Statement/Study, the owner can furnish a statement of the number and times of the trips in/out by buses and/or vans as well as the number of people who will drive to location, park and transfer to the buses and/or vans. Also included in this statement should be how the Owner intends to accommodate parking for those people who drive to/from business daily for work. Owner will also agree to have a Traffic Impact Study done in the future, if they decide to change to standard multifamily housing. Owner will also agree to pay for improvements recommended in the study, should the project convert to standard multifamily housing in the future.
4. 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.
PUBLIC COMMENTS - EXCERPT FROM PLANNING AND ZONING COMISSION MEETING MINUTES:
Erika Peterson, Senior Planner summarized the staff report and recommended APPROVAL with the inclusion of a new Engineering Condition.
QUESTIONS FOR STAFF
None
APPLICANT/APPLICANT’S REPRESENTATIVE
None
PUBLIC COMMENT
None
MOTION
“Motion by Malouff-Craig, second by Lorraine Arney to APPROVE ZONE-43538-2024 with the addition of a Condition provided by Engineering which states as follows “In lieu of a Traffic Impact Statement/Study, the owner can furnish a statement of the number and times of the trips in/out by buses and/or vans as well as the number of people who will drive to location, park and transfer to the buses and/or vans. Also included in this statement should be how the Owner will accommodate parking for those people who drive to/from business daily for work. Owner will also agree to have a Traffic Impact Study done in the future, if the Owner decides to change to standard multifamily housing. Owner will also agree to pay for improvements recommended in the study, should the project convert to standard multifamily housing in the future.
“Motion carried unanimously, (4-0) with two absent and one vacancy.’
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 |
TOTAL $ 0.00
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To total; right click number & choose “Update Field” |
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FISCAL IMPACT STATEMENT:
NOT APPLICABLE
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 |
03/25/2025 |
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Reviewed by City Attorney: |
Date: |
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Richard W. Files |
03/23/2025 |