Chairman of P&Z panel says no to land use change

A Yuma planning and zoning commissioner is concerned about the amount of traffic on Avenue B, prompting him to vote against a request to change the land use designation of property from medium density to high density.

During the July 10 meeting, commissioners OK’d the change for the 4.8acre property located at the northeast corner of 15th Street and Avenue B. This is the second of two public hearings for this request.

Kevin Dahl of Dahl, Robins and Associates made the request on behalf of the property owners, Ghiotto Family Properties, who think it would make a nice location for an apartment complex.

P&Z Commission Chairman Chris Hamel was the sole naysayer due to traffic concerns. “The property owner has the right to sell the property, and we know that that’s going to happen. My concern with that area there is just the closeness with Avenue B and the other businesses being there,” Hamel said.

“The biggest thing is the amount of traffic flow in and out of that area. I can perceive that later on they are probably going to end doing more roadways in and out, but I can see that area of land is going to grow, and that’s the reason I was concerned with the amount of traffic just going in and out of that one subdivision,” he added.

The commission held the second of two hearings for this request. One neighbor said she was concerned that there was only one way in and out and said that residents would have a “tough time” without a traffic light.

Another citizen, Bobbi Stevenson-McDermott, noted that Avenue B is a “huge thoroughfare” and that she believes medium density is appropriate for that area. “High density is not compatible for this particular site,” she said.

In a letter to Principal Planner Jennifer Albers, Steve Shadle said he represented a number of property owners in the nearby Hettema Place subdivision, and pointed out that the property has not yet been annexed by the city. Right now it is part of a county island, but developers are positioning it for annexation by the city, with plans for a future apartment complex. The current land use designation of medium density residential would allow from 24 to 62 dwelling units to be constructed. The high density residential land use designation would allow from 62 to 86 dwelling units to be constructed in a multi-family development.

Neighbor and attorney Shadle also expressed concerns with the potential for increased traffic. “The proposed action would exacerbate an already dangerous traffic mix on Avenue B. Left turns out of this property would be very dangerous, especially if several hundred residents came out each day,” he wrote.

He also raised concerns that properties in the Hettema Estates could be devalued if surrounded by large apartment complexes. “This is really a commercial area and all of the neighbors are commercial, not residential subdivisions,” Shadle said.

However, Dahl pointed out that a commercial use could bring in as much as four times traffic than a high density residential use. He also noted that the community has a need for apartments, and while most residents would agree, it’s a case of “not in my backyard.”

The commission approved the request with a 4-1 vote.

In separate action, the commission also held a public hearing for a General Plan amendment request that changes the land use designation for 1.2 acres located at 1401 and 1411 S. Avenue B.

The request, made by the city, changes the land use from medium density residential to mixed use to allow an existing business to continue with the appropriate city zoning following annexation.

The current land use designation of medium density residential would allow from six to 15 dwelling units to be constructed. Mixed use would allow both residential and/or limited commercial development. For residential development, mixed use allows for a density of five to 10 dwellings units per acre, which would allow between six to 10 dwellings.

The property is in proximity to Camelot Apartments and various businesses. Mixed use allows for limited commercial development with uses similar to offices, restaurants, banks, retail, etc.

This was the first of two public hearings for this item; the second public hearing will be held on July 24.

Hamel voices concerns with Avenue B traffic