1. P&Z RPT Rezoning of Properties: 2 E. 6th St,541 S. Gila St, 599 S. Gila St, southeast corner of 6th St and Gila St

STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
DEPARTMENT OF COMMUNITY DEVELOPMENT
COMMUNITY PLANNING DIVISION
CASE TYPE – REZONE
CASE PLANNER: GUILLERMO MORENO-NUNEZ
Hearing Date: April 27, 2026 Case Number: ZONE-44919-2026
Project This is a request by the City of Yuma, and on behalf of David and Debra Mansheim,
Description/ and Douglas and Caryl Stanley, to rezone a total of four parcels from the Heavy
Location: Industrial/Infill Overlay (H-I/IO) to the Old Town/Infill Overlay (OT/IO) District. The
properties are located at 2 E. 6th Street, 541 S. Gila Street, 599 S. Gila Street and
at the southeast corner of 6th Street and Gila Street, Yuma, AZ.
Existing Zoning Use(s) on-site General Plan
Designation
Vacant Land and
Site Heavy Industrial/Infill Overlay (H-I/IO) District Mixed Use
Mechanic Shop
Heavy Industrial/Infill Overlay (H-I/IO) and Old
Recycling Center
North Town/Bed & Breakfast/Historic/Infill Overlay Mixed Use
and Vacant Land
(OT/BB/H/IO) Districts
Heavy Industrial/Infill Overlay (H-I/IO) District and Mixed use and
South Vacant Land
County Light Industrial (LI) Public\Quasi Public
East Heavy Industrial/Infill Overlay (H-I/IO) District Vacant Land Mixed Use
Vacant Land,
Heavy Industrial/Infill Overlay (H-I/IO) and General
Commercial
Commercial/Bed & Breakfast/Infill Overlay (B- Mixed Use and
West Buildings and
2/B&B/IO) and High Density Residential/Bed & Public\Quasi Public
Single-Family
Breakfast/Infill Overlay (R-3/BB/IO) Districts
Homes
Location Map
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Prior site actions: Conditional Use Permits: CU85-10 and CU87-7, Process AG products in H-I
(November 22, 1985 and July 28, 1987), CU96-06 and CUP-40853-2022, H-I use within 600’ of
residential zoning district (July 23, 1996 and January 23, 2023), CUP-43867-2025, Modify CUP-40853-
2022 to allow installation of shipping containers and a shade structure for auto shop (May 12, 2025).
All properties: Annexation City Charter (January 12, 1915), Subdivision: Yuma Townsite (September
20, 1996), Rezone: Z83-15, Ordinance No. 2146, rezone from B-2 to H-I (September 3, 1983).
Staff Recommendation: Staff recommends APPROVAL of the rezoning from the Heavy
Industrial/Infill Overlay (H-I/IO) District to the Old Town/Infill Overlay
(OT/IO) District, subject to the conditions shown in Attachment A.
Suggested Motion: Move to APPROVE Rezone ZONE-44919-2026 as presented, subject to
the staff report, information provided during this hearing, and the
conditions in Attachment A.
Effect of the Approval: By approving the rezone, the Planning and Zoning Commission is
recommending approval to City Council for the request to rezone from
the Heavy Industrial/Infill Overlay (HI/IO) District to the Old Town/Infill
Overlay (OT/IO) District for the properties located at 2 E. 6th Street, 541
S. Gila Street, 599 S. Gila Street and at the southeast corner of 6th Street
and Gila Street, Yuma, AZ, subject to the conditions outlined in
Attachment A, and affirmatively finds that the request is in conformance
with the City of Yuma General Plan.
Staff Analysis: The four subject properties are located within the Yuma North End – Old Town South
Redevelopment Area and are bounded on the north by Giss Parkway, on the west by
Madison Avenue, on the south by 8th Street, and on the east by the Union Pacific
Railroad lines. The four properties range from .62 acres to 12.29 acres in size. Two
properties are developed with commercial buildings on site while the other two remain
undeveloped. The property at 2 E. 6th Street contains an empty shell building
approximately 2,800 square feet in size owned by the City of Yuma, which historically
served as the Associated Citrus Packers headquarters. The property at 599 S. Gila
Street is developed with a 1,600 square foot building and two 320 square foot shipping
containers, and contains an auto mechanic shop.
The City of Yuma is initiating a rezoning request for the city-owned properties and a
couple of adjacent privately owned parcels, with the full support and agreement of the
private property owners. The proposed rezoning would change the current zoning
designation from Heavy Industrial (H-I) to Old Town (OT).
The purpose of this rezoning is to support the continued revitalization of Downtown
Yuma and to extend the established downtown character southward into the
Downtown South area. This area has long been identified as a strategic opportunity
for reinvestment and redevelopment, yet much of the land has remained vacant,
underutilized, or impacted by historic industrial use.
The proposed Old Town zoning district is intended to create a more flexible, mixed-
use development pattern that supports walkability, adaptive reuse, and urban-scale
development. This rezoning will enable a broader range of uses that are compatible
with Downtown Yuma, including employment, commercial, educational, and
innovation-oriented uses, while maintaining appropriate development standards that
support neighborhood compatibility and community character.
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Redevelopment within the Downtown South area is envisioned as an Innovation
District, focused on job creation, workforce development, and higher education
partnerships. The Old Town zoning district is better aligned with this vision, as it
supports employment-generating uses, entrepreneurial activity, and collaborative
spaces that can attract both public and private investment. By allowing a mix of uses
and urban design elements, the rezoning creates the regulatory framework necessary
to support emerging industries, educational institutions, and innovation-driven
development.
This rezoning also provides a pathway for reinvestment in properties that have
remained vacant or underutilized for many years, including parcels impacted by
brownfield conditions. Transitioning away from Heavy Industrial zoning will reduce
barriers to redevelopment, encourage environmental remediation, and promote the
productive reuse of land within the City’s urban core. Redeveloping these sites will
help eliminate blight, improve public safety, and return underperforming properties to
active use.
One privately owned parcel within the rezoning area currently contains an established
automotive operation. The proposed rezoning from Heavy Industrial to Old Town will
not impact this existing use, which may continue to operate as legally established and
approved. However, should the property redevelop or transition to a new use in the
future, any new development will be required to comply with the permitted uses and
development standards of the Old Town zoning district.
This request is in support of the 2014 Old Town South Revitalization Plan and the City
Council’s Strategic Plan which aims to promote the redevelopment of this underutilized
area within Downtown Yuma.
1. Does the proposed zoning district conform to the Land Use Element? Yes
Land Use Element:
Land Use Designation: Mixed Use
Issues: None
Historic District: Brinley Avenue Century Heights Main Street None X
Historic Buildings on Site: Yes No X
2. Are there any dedications or property easements identified by the Transportation Element?
No
FACILITY PLANS
Transportation Master Plan Planned Existing Gateway Scenic Hazard Truck
40 FT H/W 35 FT H/W
Gila Street- 2 Lane Collector
ROW ROW
29 FT H/W 30 FT H/W
6th Street- 2 Lane Local
ROW ROW
29 FT H/W 55 FT H/W
Main Street- 2 Lane Local
ROW ROW
Bicycle Facilities Master Plan Main Street and 6th Street - Proposed bike lane.
YCAT Transit System Green route 4a and Orange route 2 at Giss Parkway at Gila Street.
Issues: None
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3. Does the proposed rezoning of the property conform to the remaining elements of the
general plan? Yes
Parks, Recreation and Open Space Element:
Parks and Recreation Facility Plan
Neighborhood Park: Existing: Marcus Park Future: Marcus Park
Community Park: Existing: Carver Park Complex Future: Carver Park Complex
Linear Park: Existing: Colorado River Levee Linear Park Future: Colorado River Levee Linear Park
Issues: None
Housing Element:
Special Need Household: N/A
Issues: None
Redevelopment Element:
Planned Redevelopment Area: Old Town South
Adopted Redevelopment Plan: North End: X Carver Park: None:
Conforms: Yes X No
Conservation, Energy & Environmental Element:
Impact on Air or Water Resources Yes No X
Renewable Energy Source Yes No X
Issues: None
Public Services Element:
Population Impacts Dwellings & Type Projected Police Water Wastewater
Population projection per 2023 5-year
American Community Survey Non-residential Population Impact Consumption Generation
Police Impact Standard:
1 officer for every 530 citizens; Maximum Per Unit Officers GPD AF GPD
2020 Conservation Plan 0 0 0 0.00 0 0.0 0
Water demand: 207 gallons/day/person;
Wastewater generation: Minimum
70 gallons per day per person 0 0 0 0.00 0 0.0 0
Fire Facilities Plan: Existing: Fire Station No. 1 Future: Fire Station No. 1
Water Facility Plan: Source: City X Private Connection: 6” on Main, Gila and 6th Street
Sewer Facility Plan: Treatment: City X Septic Private Connection: 21” on Gila Street
Issues: None
Safety Element:
Flood Plain Designation: Zone X Liquefaction Hazard Area: Yes No X
Issues: None
Growth Area Element:
Growth Araby Rd & Interstate 8 Arizona Ave & 16th St Avenue B & 32nd St.
Area: North End X Pacific Ave & 8th St Estancia None
Issues: None
4. Does the proposed rezoning conform to the adopted facilities plan?
Yes
5. Does the proposed rezoning conform to Council’s prior approval of rezonings, development
agreements or subdivisions for this site?
Yes
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External Agency Comments: See Attachment B
Neighborhood Meeting Comments: See Attachment E
Proposed conditions delivered to applicant on: February 25, 2026
Final staff report delivered to applicant on: 4/1/2026
X Applicant agreed with all of the conditions of approval on: 4/1/2026
Applicant did not agree with the following conditions of approval: (list #’s)
If the Planner is unable to make contact with the applicant.
Attachments
A B C D
Neighborhood Meeting
Conditions of Approval Agency Notifications Agency Comments
Comments
E F G H
Neighbor Notification
Neighbor Postcard Site Photos Aerial Photo
List
Prepared By: Guillermo Moreno-nunez Date: April 1, 2026
Guillermo Moreno-nunez
Associate Planner (928) 373-5000, x3038
Guillermo.moreno-nunez@yumaaz.gov
Reviewed By: Jennifer L. Albers Date: 4/1/26
Jennifer L. Albers
Assistant Director of Planning
Approved By: Alyssa Linville Date: 04/17/2026
Alyssa Linville
Director Community Development
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ATTACHMENT A
CONDITIONS OF APPROVAL
The following conditions have been found to have a reasonable nexus and are roughly proportionate to
the impact of the proposed rezone for the site:
Department of Planning and Neighborhood Services Comments: Alyssa Linville, Director (928)
373-5000, x 3037:
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.
Department of Engineering Comments: Andrew McGarvie, Engineering Manager (928) 373-5000,
x 3044:
3. The owner/developer shall dedicate a road easement to the City of Yuma for the knuckle portion
of the road at the intersection of 6th Street & Main Street that appears to be on the applicants
property. Legal description to be determined by a survey.
Community Planning, Guillermo Moreno-nunez, Associate Planner, (928) 373-5000 x3038
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.
Any questions or comments regarding the Conditions of Approval as stated above should be
directed to the staff member who provided the comment. Name and phone numbers are
provided.
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ATTACHMENT B
AGENCY NOTIFICATIONS
o Legal Ad Published: The Sun 04/03/26 o Neighborhood Meeting: 03/18/26
o 300’ Vicinity Mailing: 03/09/26 o Hearing Date: 04/27/26
o 34 Commenting/Reviewing Agencies noticed: 03/12/26 o Comments due: 03/23/26
o Site Posted on: 03/11/26
External List (Comments) Response Date “No Written Comments
Received Received Comment” Comments Attached
Yuma County Airport Authority NR
Yuma County Engineering NR
Yuma County Public Works NR
Yuma County Water Users’ Assoc. YES 02/06/26 X
Yuma County Planning & Zoning YES 02/11/26 X
Yuma County Assessor NR
Arizona Public Service NR
Charter Cable NR
Southwest Gas NR
CenturyLink Communications NR
Quechan Tribe NR
Bureau of Reclamation (USBR) NR
Bureau Land Management (BLM) NR
YUHS District #70 NR
Yuma Elem. School District #1 NR
Crane School District #13 NR
A.D.O.T. NR
Yuma Irrigation District NR
Yuma Mesa Irrigation (YMIDD) NR
Unit B Irrigation District NR
Arizona Game and Fish NR
United States Postal Service NR
Yuma Metropolitan Planning Org. NR
Yuma Proving Ground NR
El Paso Natural Gas Co. NR
Western Area Power (WAPA) YES 02/10/26 X
City of Yuma Internal List Response Date “No Written Comments
(Conditions) Received Received Conditions” Conditions Attached
Police NR
Parks & Recreation NR
Development Engineer NR
Fire YES 02/04/26 X
Building Safety NR
City Engineer NR
Traffic Engineer NR
MCAS / C P & L Office NR
Utilities NR
Public Works NR
Streets NR
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ATTACHMENT C
AGENCY COMMENTS
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ATTACHMENT D
NEIGHBORHOOD MEETING COMMENTS
Date Held: 03/18/2026 Location: 541 S. Gila Street
Attendees:
Guillermo Moreno-nunez, Staff
SUMMARY OF ATTENDEE(S’) COMMENTS RELATED TO THE PROJECT:
• None
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ATTACHMENT E
NEIGHBOR NOTIFICATION LIST
Property Owner Mailing Address City/State/Zip Code
8766 TASSAJARA CREEK SANTA
AMES TOWER GROUP LLC CA 93453
RD MARGARITA
BRILL MANUELA 664 S MAIN ST YUMA AZ 85364
CERVANTES GUADALUPE 603 MADISON AVE YUMA AZ 85364
D & M PROPERTIES OF YUMA LLC 13795 S AVENUE 14 1/2 E YUMA AZ 85367
DANCE LIVING TRUST 6-24-97 1549 E 72ND ST YUMA AZ 85365
DANCE ROBERT D & MARILYN TRUST 6-24-97 1549 E 72ND ST YUMA AZ 85365
FELIX CLARISOL 665 S CEMETARY AVE YUMA AZ 85364
FERNANDEZ GLORIA 633 S CEMETERY AVE YUMA AZ 85364
FERNANDEZ MARTINEZ DOLORES 601 S CEMETERY AVE YUMA AZ 85364
FLORES GEORGE 634 S MAIN ST YUMA AZ 85364
FOLLETT PAUL & SANDRA K TRUST 4-30-2007 1662 W 12TH LN YUMA AZ 85364
G B U INC 13169 S AVENUE 4 1/2 E YUMA AZ 85365
GONZALEZ LAURA B GASTELUM PO BOX 684 SOMERTON AZ 85350
KKCC LLC AZ 14672 S AVE 4 1/4 E YUMA AZ 85365
KNOWLTON RANDALL & LINDA LIVING TRUST
677 S CEMETERY AVE YUMA AZ 85364
10-18-2002
LAMBETH HAROLD DUANE II & TRACIE PO BOX 1512 SITKA AK 99835
LOPEZ ROSA AMADA 694 S MAIN ST YUMA AZ 85364
MARQUEE FAMILY AZ LIMITED PARTNERSHIP 1255 W SOLANO DR PHOENIX AZ 85013
MENDOZA SILVERIO LOPEZ 617 S CEMETARY AVE YUMA AZ 85364
MILLER DANIEL 1306 S 8TH AVE YUMA AZ 85364
REYES TOMMY MICHAEL 657 S CEMETERY AVE YUMA AZ 85364
RIDER AMBER K 654 S MAIN ST YUMA AZ 85364
ROSILLO JESUS EDUARDO ZEPEDA &
649 S CEMENTERY AVE YUMA AZ 85364
GUADALUPE
SALAS BERTHA A 680 S MAIN ST YUMA AZ 85364
STANLEY DOUGLAS S & CARYL L TRUST 3020 S TORREY PINES CIR YUMA AZ 85365
1400 DOUGLAS ST STOP
UNION PACIFIC RAILROAD CO OMAHA NE 68179
1640
USA 7341 E 30TH ST STE A YUMA AZ 85365
VASQUEZ STEPHEN 624 S MAIN ST YUMA AZ 85364
VAZQUEZ MARIA C 686 S MAIN ST YUMA AZ 85364
WELLINGTON STREET HOLDINGS LLC PO BOX 750 DESCANSO CA 91916
3830 VALLEY CENTER DR
WRIGHT THOMAS SAN DIEGO CA 92103
BOX 705-621
YUMA CITY OF ONE CITY PLAZA YUMA AZ 85364
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ATTACHMENT F
NEIGHBOR MAILING
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ATTACHMENT G
SITE PHOTOS
541 S. Gila Street 599 S. Gila Street
Southeast corner of 6th Street
and Gila Street 2 E. 6th Street
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ATTACHMENT H
AERIAL PHOTO
4
1
2
3
1- 541 S. Gila Street
2- 599 S. Gila Street
3- Southeast corner of 6th Street and Gila Street
4- 2 E. 6th Street
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