1. P&Z RPT Rezoning of Property: Northeast Corner of 40th Street and S. Avenue 5 1/4 E

STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
DEPARTMENT OF COMMUNITY DEVELOPMENT
COMMUNITY PLANNING DIVISION
CASE TYPE – REZONE
CASE PLANNER: JOSHUA DARROW
Hearing Date: March 9, 2026 Case Number: ZONE-44874-2026
Project This is a request by Bob Woodman, on behalf of Woodman Family Citrus LP, to
Description/ rezone approximately 36.24 acres from the Agriculture/Airport Overlay (AG/AD)
Location: District to the Suburban Ranch/Airport Overlay (SR-1/AD) District and the Low
Density Residential/Airport Overlay (R-1-12/AD) District for the property located
at the northeast corner of 40th Street and 5¼E, Yuma, AZ.
Existing Zoning Use(s) on-site General Plan Designation
Industrial/Suburban Density
Agriculture (AG) and Low Density
Site Agriculture Residential/Low Density
Residential (R-1-12)
Residential
North Agriculture (AG) Agriculture Industrial
South County Suburban Ranch (SR-2) Single-family dwellings Rural Density Residential
Industrial/Suburban Density
Low Density Residential (R-1-6
East Single-family dwellings Residential/Low Density
and R-1-2)
Residential
Agriculture (AG) and Light Single-family dwellings/
West Industrial
Industrial (L-I) agriculture/undeveloped
Location Map
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Prior site actions: Annexation - Ordinance No. 099-81, effective 8/7/1999; Rezone - O2001-56, from
Agriculture (AG) to Low Density Residential (R-1-12) District; General Plan Amendment - R2026-009
(GP-44489-2025) approved 2/18/2026.
Staff Recommendation: Staff recommends APPROVAL of the rezoning from the
Agriculture/Airport Overlay (AG/AD) District to the Suburban
Ranch/Airport Overlay (SR-1/AD) District and the Low Density
Residential/Airport Overlay (R-1-12/AD) District, subject to the conditions
shown in Attachment A.
Suggested Motion: Move to APPROVE Rezone ZONE-44874-2025 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
approximately 36.24 acres from the Agriculture/Airport Overlay (AG/AD)
District to the Suburban Ranch/Airport Overlay (SR-1/AD) District and
the Low Density Residential/Airport Overlay (R-1-12/AD) District for the
property located at the northeast corner of 40th Street and 5¼E, 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 property is located at the northeast corner of 40th Street and 5¼E and is
approximately 36.24 acres in size. The property was annexed into the City of Yuma on
August 7, 1999, and was recently subject to a General Plan Amendment to change the
land use designation from Industrial, Suburban Density Residential and Low Density
Residential to Suburban Density Residential and Low Density Residential.
The applicant is seeking to rezone the north portion of the property (approximately
29.8 acres) from the Agriculture/Airport Overlay (AG/AD) District to the Suburban
Ranch/Airport Overlay (SR-1/AD) District and south portion of the property
(approximately 8.4 acres) to the Low Density Residential/Airport Overlay (R-1-12/AD)
District. The applicant intends to subdivide the north portion of the property into 8 lots
and the south portion of the property into 24 lots for a total of 32 single-family parcels.
Approximately two-thirds of the subject property lies within the 65-70 dB DNL noise
contour. Arizona Revised Statute (ARS) § 28-8481 and the City of Yuma zoning
ordinance do not allow new residential development within the noise zones. However,
residential development is permitted if the military installation and local jurisdiction
mutually determine that the proposed use is compatible with ongoing aviation
activities. In a Determination of Compatibility dated July 11, 2025, Marine Corps Air
Station (MCAS) Yuma did not object to this proposed residential development subject
to the conditions of approval for the development.
As shown in Attachment B, the proposed subdivision design includes large lots (1.9 to
5 acres) for the homes within the noise contours, directly reflecting the established low-
density character of neighboring parcels. No further subdivision of lots within this
development will be permitted. In addition, one single-family residence will be allowed
per lot, and accessory dwelling units will not be permitted for the residential lots located
within the noise contours.
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All residential development will be required to meet the City of Yuma development
standards for the Suburban Ranch (SR-1) and Low Density Residential (R-1-12),
Districts.
The request to rezone the property from the Agriculture (AG) District to the Suburban
Ranch (SR-1) and Low Density Residential (R-1-12) District is in conformance with the
Land Use Element of the General Plan.
1. Does the proposed zoning district conform to the Land Use Element? Yes
Land Use Element:
Land Use Designation: Suburban Density Residential/Low Density Residential
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
40th St. – 4-Lane Minor Arterial 50 FT H/W 61 FT H/W
Ave 5 ¼ E – Local Road 29 FT H/W 30 FT H/W
Ave 5 ½ E – Local Road 29 FT H/W 49 FT H/W
Bicycle Facilities Master Plan Proposed bike lane on 40th Street
YCAT Transit System None
Issues: Access to public transit
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: Ocotillo Park Future: Ocotillo Park
Community Park: Existing: Kennedy Park Future: East Mesa Community Park
Linear Park: Existing: None Future: B Canal Linear Park
Issues: None
Housing Element:
Special Need Household: N/A
Issues: None
Redevelopment Element:
Planned Redevelopment Area: N/A
Adopted Redevelopment Plan: North End: Carver Park: None: X
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
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March 9, 2026
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Public Services Element:
Population Impacts Dwellings & Type Projected Police Water Wastewater
Population projection per 2023 5-year
American Community Survey Single Family Population Impact Consumption Generation
Police Impact Standard:
1 officer for every 530 citizens; Maximum Per Unit Officers GPD AF GPD
2020 Conservation Plan 125 2.8 350 0.66 72,450 81.2 24,500
Water demand: 207 gallons/day/person;
Wastewater generation: Minimum
70 gallons per day per person 23 2.8 64 0.12 13,331 14.9 4,508
Fire Facilities Plan: Existing: Yuma Fire Station No. 5 Future: East Mesa Fire Station No. 9
Water Facility Plan: Source: City X Private Connection: E. 39th St. 8” PVC
Sewer Facility Plan: Treatment: City X Septic Private Connection: E. 39th St.
Issues: None
Safety Element:
Flood Plain Designation: 500 Year Flood 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 Pacific Ave & 8th St Estancia None X
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
External Agency Comments: None Received
Neighborhood Meeting Comments: See Attachment E
Proposed conditions delivered to 2/12/26
applicant on:
Final staff report delivered to applicant on: 3/3/26
X Applicant agreed with all of the conditions of approval on: 3/2/26
Applicant did not agree with the following conditions of approval:
If the Planner is unable to make contact with the applicant – describe the situation and
attempts to contact.
Attachments
A B C D E F G H I
Conditions Approved Neighborhood Neighbor
Conceptual Agency Public Neighbor Aerial
of MCAS Meeting Notification
Site Plan Notifications Comments Postcard Photo
Approval DOC Comments List
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Prepared By: Joshua Darrow Date: 2/23/26
Joshua Darrow
Assistant Planner (928) 373-5000, x3039
Joshua.Darrow@YumaAz.gov
Reviewed By: Jennifer L. Albers Date: 2/23/26
Jennifer L. Albers
Assistant Director of Planning
Approved By: Alyssa Linville Date: 03/02/2026
Alyssa Linville
Director, Planning and Neighborhood Services
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March 9, 2026
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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.
Community Planning, Joshua Darrow, Assistant Planner (928) 373-5000, x 3039:
3. Owner acknowledges the following conditions to be completed in accordance with the approved
Determination of Compatibility
• Avigation Easement
• Noise Mitigation Standards
• Disclosure Requirements
• Parcel Restrictions
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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March 9, 2026
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ATTACHMENT B
CONCEPTUAL SITE PLAN
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ATTACHMENT C
AGENCY NOTIFICATIONS
o Legal Ad Published: The Sun 02/09/26 o Neighborhood Meeting: 02/02/26
o 300’ Vicinity Mailing: 01/21/26 o Hearing Date: 03/09/26
o 34 Commenting/Reviewing Agencies noticed: 01/22/26 o Comments due: 02/02/26
o Site Posted on: 01/26/26
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 01/23/26 X
Yuma County Planning & Zoning NR
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 01/22/26 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 01/22/26 X
Building Safety NR
City Engineer Yes 2/11/26 X
Traffic Engineer NR
MCAS / C P & L Office NR
Utilities NR
Public Works NR
Streets NR
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ATTACHMENT D
APPROVED MCAS DOC
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ATTACHMENT E
NEIGHBORHOOD MEETING COMMENTS
Date Held: 02/02/2026 Location: NE corner of 40th Street and 5 ¼ E
Attendees: Staff: Joshua Darrow; Applicant: Bob Woodman; Neighbors in attendance:
Bernando Marquez, Fernando Hernandez, Ramiro Camarillo, Albert Aguilar, Jorge Juarez
SUMMARY OF ATTENDEE(S’) COMMENTS RELATED TO THE PROJECT:
• Staff and Applicant explained the request
• Neighbors asked if there had been any changes from original General Plan
Amendment
o Applicant explained that this was the second meeting required for the plan
originally proposed in the General Plan Amendment.
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ATTACHMENT F
PUBLIC COMMENTS
Name: Jill Caporelli Contact Information: eyedoccap@gmail.com
Method of Phone FAX Email X Letter Other
Contact:
Questions about the proposed use.
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March 9, 2026
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ATTACHMENT G
NEIGHBOR NOTIFICATION LIST
PROPERTY OWNER MAILING ADDRESS CITY, STATE, ZIP
AGUILAR ALBERT 3923 S TILLMAN WAY YUMA, AZ, 85365
ALAMEDA MELANIE 5411 E 37TH PL YUMA, AZ, 85365
ALVARADO NOBERTO NOEL 5414 E 38TH PL YUMA, AZ, 85365
AMBROSE AARON & KYNA 3737 S TILLMAN WAY YUMA, AZ, 85365
ANGEL SANTOS RANGEL 523 ORCHID ST SOMERTON, AZ, 85350
ARCHAMBAULT LAWRENCE E 3994 S TILLMAN WAY YUMA, AZ, 85365
AVALOS REBECCA LEE 3800 S TILLMAN WY YUMA, AZ, 85365
AYCOCK JULIE A & MATTHEW B 3856 S TILLMAN WAY YUMA, AZ, 85365
BATALLA RAUL 3754 S TILLMAN WAY YUMA, AZ, 85365
BINUYA JEFFREY L 3901 S TILLMAN WAY YUMA, AZ, 85365
BONILLA SAMMY THEODORE &
3922 S TILLMAN WAY YUMA, AZ, 85365
FEBE CPWROS
BRADLEY JASON R & ESTRADA
3951 S TILLMAN WAY YUMA, AZ, 85365
ADRIAN J TRUST 12-22-2017
BROWN CHRISTOPHER J 3975 S TILLMAN WAY YUMA, AZ, 85365
CAMARILLO RAMIRO 5435 E 38TH PL YUMA, AZ, 85365
CHAMPION CHRISTIAN CHURCH AZ
3625 S AVENUE 5E YUMA, AZ, 85365
NP CORP
COX ORD J D & CLAUDIA LIV TRS
5511 E 32ND ST YUMA, AZ, 85365
11-06-95
CURRY CHAD W & ALEXANDREA H 3725 S TILLMAN WAY YUMA, AZ, 85365
DAUM MARK AND BLANCA LIVING
3900 S TILLMAN WAY YUMA, AZ, 85365
TRUST 7-1-2021
DAVIS RACHEL & JAMES 3950 S TILLMAN WAY YUMA, AZ, 85365
DELGADO JOHN N 3995 S TILLMAN WAY YUMA, AZ, 85365
DYSON WADE E & JOYCE A TRUST
4026 S NAVEL AVE YUMA, AZ, 85365
4-8-2014
EHK FAMILY TRUST 5-25-2022 5401 E 37TH PL YUMA, AZ, 85365
FAYSSOUX RICHARD & PEN YING
5413 E 38TH ST YUMA, AZ, 85365
TRUST 6-8-2015
FUENTES JAIRO J & FRANCIA A 3713 S TILLMAN WAY YUMA, AZ, 85365
GARRITY THOMAS J & OLGA M 3974 S TILLMAN WY YUMA, AZ, 85365
HAGGARD VINNI & MARIVIC
3742 TILLMAN WAY YUMA, AZ, 85365
CPWROS
HAN BYOUNG JU 5422 E 39TH ST YUMA, AZ, 85365
HERNANDEZ FERNANDO &
3882 S AVENUE 5 1/4 E YUMA, AZ, 85365
LORENZA JT
HUDSON TODD R & BROOKE E 3868 S TILLMAN WAY YUMA, AZ, 85365
HURTADO ERICK N 5422 E 37TH PL YUMA, AZ, 85365
JUAREZ-JIMENEZ JORGE C & 3896 S AVENUE 5 1/4E YUMA, AZ, 85365
LAROSE WARREN C & NINETTE M
4063 S NAVEL AVE YUMA, AZ, 85365
JT
LEON-GUERRERO TRUST 3-25-2021 3643 S TILLMAN WAY YUMA, AZ, 85365
LUNA WENDY FAJARDO & LUNA
3830 S TILLMAN WAY YUMA, AZ, 85365
GEORGE JR JT
MACADAM ROBERT J & HELENE
3882 S TILLMAN WAY YUMA, AZ, 85365
DOROTHY
MARQUEZ BERNARDO & EDITH JT 3589 W 27TH ST YUMA, AZ, 85364
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MARTINEZ CARLOS A & MARGARET
3992 S TILLMAN WAY YUMA, AZ, 85365
G TRUST
MAYES EDWARD & TAMARA 5432 E 38TH ST YUMA, AZ, 85365
MENVIELLE JC FAMILY TRUST 4-17-
5346 E VIEW PARKWAY YUMA, AZ, 85365
2015
MW FARMS LLC 3939 E HERMOSA VISTA MESA, AZ, 85215
NAVARRETE JULIO & VICTORIA 3611 S TILLMAN WAY YUMA, AZ, 85365
NORONHA BOSCO M & RITA TRUST
4062 S NAVEL AVE YUMA, AZ, 85365
10-14-2014
PIERSON JACOB WARREN 3696 S TILLMAN WAY YUMA, AZ, 85365
PLATERO VICTOR STEVEN 3675 S TILLMAN WAY YUMA, AZ, 85365
POELS ANGELA KAMERINE
REVOCABLE LIVING TRUST 4-19- 4027 S NAVEL AVE YUMA, AZ, 85365
2023
QUIROZ MICHELLE A 5266 E COUNTY 38TH ST YUMA, AZ, 85365
RAMIREZ JOE ALBERT & MICHELLE
3766 S TILLMAN WAY YUMA, AZ, 85365
T
RAMIREZ NICOLAS REYES & ROSA 3743 S TILLMAN WY YUMA, AZ, 85365
RAMIREZ RODOLFO J & ROSAURA L
3724 TILLMAN WAY YUMA, AZ, 85364
TR 6-29-99
REYES JOHN PAUL & KERRY 3627 S TILLMAN WAY YUMA, AZ, 85365
SANCHEZ AIDA 5423 E 37TH PL YUMA, AZ, 85365
SANDERS XAVIER A 3901 S TILLMAN WAY YUMA, AZ, 85365
SANDPOINT EAST PROPERTY LLC 6024 E 32ND ST YUMA, AZ, 85365
SANDPOINT LEMON ORCHARD LLC 6024 E 32ND ST YUMA, AZ, 85365
SLAYTON ERIKA 5430 E 37TH PL YUMA, AZ, 85365
SMITH JIMMY L & JOHANNA R 5434 E 38TH PL YUMA, AZ, 85365
SMOCK JOHN PAUL & MARITES 4024 S AVENUE 5 1/2 E YUMA, AZ, 85365
SONGCO DAVID B 3736 S TILLMAN WAY YUMA, AZ, 85365
SORRELLS BRANDON L & ANNGIE 3816 S TILLMAN WAY YUMA, AZ, 85365
SULLINS DOUG & TRACY CPWROS 5265 E 37TH ST YUMA, AZ, 85365
TWIGGER IBARRA TRUST 6-14-2018 3683 S TILLMAN WAY YUMA, AZ, 85365
URBIETA JORGE A & ELIZABETH T
3651 S TILLMAN WAY YUMA, AZ, 85365
CPWROS
WAPLER GARY D & MARGARET JT 5412 E 38TH ST YUMA, AZ, 85365
WEBB MICHAEL R & CHARLEE K
5402 E 38TH ST YUMA, AZ, 85365
CPWROS
WHITMER JAMES & DAKIN 5415 E 38TH PL YUMA, AZ, 85365
WILSON SAMUEL DAVID
3712 S TILLMAN WAY YUMA, AZ, 85365
O'DONOGHUE
WOJEWODZKI ANTHONY & CHERYL
5433 E 38TH ST YUMA, AZ, 85365
CPWROS
WOODMAN FAMILY CITRUS LP 13388 S AVENUE 5E YUMA, AZ, 85365
YUMA CITY OF ONE CITY PLAZA YUMA, AZ, 85364
YUMA R V PROPERTIES LTD UTAH
3547 S AVENUE 5 E YUMA, AZ, 85365
PARTNERS
ZAMORA ARTURO & DAENA
3898 S TILLMAN WAY YUMA, AZ, 85365
CPWROS
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ATTACHMENT H
NEIGHBOR MAILING
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ATTACHMENT I
AERIAL PHOTO
City of Yuma
Yuma County
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