1. P&Z RPT Rezoning of Property: SEC of Michigan Ave and 32nd St

STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
DEPARTMENT OF COMMUNITY DEVELOPMENT
COMMUNITY PLANNING DIVISION
CASE TYPE – REZONE
CASE PLANNER: AMELIA DOMBY
Hearing Date: December 8, 2025 Case Number: ZONE-44631-2025
Project Description/ This is a request by Dahl, Robins, and Associates, on behalf of the Palms
Location: RV Resort Development, Inc., to rezone approximately 12,000 square feet
from the General Commercial (B-2) District to the Recreation Vehicle
Subdivision (RVS) District, for a portion of the property located at the
southeast corner of Michigan Avenue and 32nd Street, Yuma, AZ.
Existing Zoning Use(s) on-site General Plan Designation
Site General Commercial (B-2) Undeveloped Medium Density Residential
Retail/Vehicle
North General Commercial (B-2) Commercial
Repair
Recreational Vehicle Subdivision Mixed Use/
South Palms RV Resort
(RVS) Medium Density Residential
Arizona West RV
East Manufactured Home Park (MHP) Medium Density Residential
Park
Araby Acres RV
West Manufactured Home Park (MHP) Mixed Use
Resort
Location Map
ZONE-44631-2025
December 8, 2025
Page 1 of 13

Prior site actions: Annexation: Ordinance No. O96-26 (March 21, 1996); Rezone: ZONE-35433-2021
(Withdrawn); Pre-Development Meeting: October 2, 2025
Staff Recommendation: Staff recommends APPROVAL of the rezoning from the General
Commercial (B-2) District to the Recreation Vehicle Subdivision (RVS)
District, subject to the conditions shown in Attachment A.
Suggested Motion: Move to APPROVE Rezone ZONE-44631-2025 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 12,000 square feet from the General Commercial (B-2)
District to the Recreation Vehicle Subdivision (RVS) District for a portion
of the property located at the southeast corner of Michigan Avenue and
32nd Street, 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 subject property is located near the southeast corner of Michigan Avenue and 32nd
Street. The property is currently zoned General Commercial (B-2) District. The
property owner is requesting to rezone approximately 12,000 square feet (160’x75’) of
the 6.27-acre parcel to the Recreation Vehicle Subdivision (RVS) District.
The Palms RV Resort currently utilizes this property to store materials associated with
the maintenance of the RV Park. Once rezoned, the applicant intends to split this
portion of the property and tie the 12,000 square foot parcel to the Palms RV Resort,
located directly south of the subject property. The remaining portion of the property is
intended to be sold.
The applicant will continue to utilize this portion of the property to store materials as
an accessory use to the RV Park. In addition, the applicant will screen the materials
with a solid Concrete Masonry Unit (CMU) wall, similar to the subdivision boundary
wall along the perimeter of the Palms RV Resort. The conceptual site plan is attached
(Attachment B).
The request to rezone the property from the General Commercial (B-2) District to the
Recreation Vehicle Subdivision (RVS) 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: Medium Density Residential
Issues: None
Historic District: Brinley Avenue Century Heights Main Street None X
Historic Buildings on Site: Yes No X
ZONE-44631-2025
December 8, 2025
Page 2 of 13

2. Are there any dedications or property easements identified by the Transportation Element?
Yes.
FACILITY PLANS
Transportation Master Plan Planned Existing Gateway Scenic Hazard Truck
Michigan Avenue – Local 29 FT 29 FT H/W
Street H/W ROW ROW
32nd Street – 4-Lane Principal 80 FT 100 FT H/W
X
Arterial H/W ROW ROW
Bicycle Facilities Master Plan 32nd Street – Proposed bike path
YCAT Transit System None
Issues: None
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: Saguaro Park Future: Saguaro Park
Community Park: Existing: None Future: East Mesa Community Park
Linear Park: Existing: None Future: Gila Gravity Main Canal
Issues: None
Housing Element:
Special Need Household: N/A
Issues: None
Redevelopment Element:
Planned Redevelopment Area: None
Adopted Redevelopment Plan: North End: Carver Park: None: X
Conforms: Yes No N/A
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 RV/Mobile Population Impact Consumption Generation
Police 1 officer Impact for every Standard: 530 citizens; Maximum Per Unit Officers GPD AF GPD
2020 Conservation Plan 5 1.7 9 0.02 1,760 2.0 595
Water demand: 207 gallons/day/person; Minimum
Wastewater generation:
70 gallons per day per person 5 1.7 9 0.02 1,760 2.0 595
Fire Facilities Plan: Existing: Fire Station No. 7 Future: Fire Station No. 7
Water Facility Plan: Source: City X Private Connection: 10” PVC on Avenue 7E
Sewer Facility Plan: Connection: 18” PVC and
Treatment: City X Septic Private
Avenue 7E
Issues: None
Safety Element:
Flood Plain Designation: Zone X Liquefaction Hazard Area: Yes No X
ZONE-44631-2025
December 8, 2025
Page 3 of 13

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.
Public Comments Received: None Received.
External Agency Comments: See Attachment D
Neighborhood Meeting Comments: See Attachment E
Proposed conditions delivered to applicant on: November 12, 2025
Final staff report delivered to applicant on: December 3, 2025, 2025
X Applicant agreed with all of the conditions of approval on: November 13, 2025
Attachments
A B C D E F G H
Conditions Neighborhood Neighbor
Conceptual Agency Agency Neighbor Aerial
of Meeting Notification
Site Plan Notifications Comments Postcard Photo
Approval Comments List
Prepared By: Amelia Domby Date: November 12, 2025
Amelia Domby
Principal Planner (928) 373-5000, x1234
Amelia.Domby@yumaaz.gov
Reviewed By: Jennifer L. Albers Date: 11/13/25
Jennifer L. Albers
Assistant Director of Planning
Approved By: Alyssa Linville Date: 11/26/25
Alyssa Linville
Director, Planning and Neighborhood Services
ZONE-44631-2025
December 8, 2025
Page 4 of 13

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, Amelia Domby, Principal Planner, (928) 373-5000 x3034
3. 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.
ZONE-44631-2025
December 8, 2025
Page 5 of 13

ATTACHMENT B
CONCEPTUAL SITE PLAN
ZONE-44631-2025
December 8, 2025
Page 6 of 13

ATTACHMENT C
AGENCY NOTIFICATIONS
o Legal Ad Published: The Sun 11/10/25 o Neighborhood Meeting: 11/3/25
o 300’ Vicinity Mailing: 10/20/25 o Hearing Date: 11/12/25
o 34 Commenting/Reviewing Agencies noticed: 10/23/25 o Comments due: 11/3/25
o Site Posted on: 10/27/25
External List (Comments) Response Date “No Written Comments
Received Received Comment” Comments Attached
Yuma County Airport Authority YES 10/28/25 X
Yuma County Engineering NR
Yuma County Public Works NR
Yuma County Water Users’ Assoc. YES 10/24/25 X
Yuma County Planning & Zoning YES 10/24/25 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 10/23/25 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 10/27/25 X
Building Safety NR
City Engineer NR
Traffic Engineer NR
MCAS / C P & L Office NR
Utilities NR
Public Works NR
Streets NR
ZONE-44631-2025
December 8, 2025
Page 7 of 13

ATTACHMENT D
AGENCY COMMENTS
ZONE-44631-2025
December 8, 2025
Page 8 of 13

ATTACHMENT E
NEIGHBORHOOD MEETING COMMENTS
Date Held: November 3, 2025 Location: On-site; 5pm
Attendees:
Applicant: Christopher Robins and Bill Evans;
City Staff: Amelia Domby;
Neighbor: Tom Scales
SUMMARY OF ATTENDEE(S’) COMMENTS RELATED TO THE PROJECT:
• The neighbor in attendance stated he does not have any concerns with this rezone
request.
ZONE-44631-2025
December 8, 2025
Page 9 of 13

ATTACHMENT F
NEIGHBOR NOTIFICATION LIST
Property Owner Mailing Address City/State/Zip Code
ACOSTA DAVID M 6740 E 32ND ST YUMA, AZ 85365
ANDERSON RONALD R 3400 S AVE 7E 169 YUMA, AZ 85365
ARCHIE TRUST 2-22-2023 3400 S AVE 7E #222 YUMA, AZ 85365
BALLARD BRODERICK B & VICTORIA R 3400 S AVE 7 E UNIT 185 YUMA, AZ 85365
BIRMINGHAM LLC 77 W CHICAGO ST STE 4 CHANDLER, AZ 85225
CRYSTAL CITY, MB
BROWNLEE HOWARD AND BARBARA JT PO BOX 335 R0K 0N0
BUCHANAN BRAD & PAM 3400 S AVENUE 7E #84 YUMA, AZ 85365
BUSCHAUER CHARLES LOUIS & PATRICIA
ELLEN CPWROS 3400 S AVENUE 7E #221 YUMA, AZ 85365
FRANKTOWN, CO
CLAAR KENNETH & JUDY 8956 VILLAGE PINES CIR 80116
SPANISH FORK, MN
D&B TANNER TRUST 9-3-2025 80 E 700 N 84660
OAKDALE, MN
DOMEIER ELIZABETH J & STEVEN C 1944 HEATH AVE N 55128
CARBONDALE, CO
ENSMINGER LISBETH K TRUST 12-19-2004 525 GRACELAND DR 81623
FIERY GRETCHEN L 3108 N BOUNDARY BLVD TAMPA, FL 33621
FLEMING JOHN D & LISA A CPWROS 3717 E LAS CRUCES LN YUMA, AZ 85365
FLEMING JOHN D & LISA A CPWROS 3717 E LAS CRUCES LN YUMA, AZ 85365
FLEMING JOHN D & LISA A JT 3717 LAS CRUCES LN YUMA, AZ 85365
FULTON ROBERT MARTY & DEBRA JANE 3400 S AVENUE 7E # 184 YUMA, AZ 85365
GAUT STACY A & LINDA J 3400 S AVENUE 7E #223 YUMA, AZ 85365
GRANDEUR POODLES LLC 412 DAVIS ST VACAVILLE, CA 95688
CALGARY, AB
HAUGRUD LESTER BRIAN & RENEE GAIL 114 CRANLEIGH WY T3M 0A1
HESS FAMILY TRUST 2-5-2018 PO BOX 976 CAPITOLA, CA 95010
JAMES JOHN A & KATHY J TRUST 7-16-2015 3400 S. AVENUE 7E SPC 224 YUMA, AZ 85365
JONES ALAN L 3400 S AVENUE 7 E SPC 162 YUMA, AZ 85365
KAISER DAVID P & LAURIE C 2821 SHAN DR MISSOULA, MT 59804
11875 W MCDOWELL RD APT
LEDOUX ENTERPRISES LLC 2121 AVONDALE, AZ 85392
11875 W MCDOWELL RD APT
LEDOUX ENTERPRISES LLC 2121 AVONDALE, AZ 85392
MHC ARABY ACRES DA LLC PO BOX 2629 ADDISON, TX 85007
ORTH WILLIAM A 3400 S AVE 7E #142 YUMA, AZ 85365
ORTH WILLIAM ALAN 3400 S AVE 7 E UNIT 142 YUMA, AZ 85365
PALMS RV RESORT DEV INC AZ CORP 3400 S AVENUE 7E YUMA, AZ 85365
PALMS RV RESORT LOT OWNERS ASSOC
INC 3400 S AVENUE 7E ROCKLIN, CA 95765
GEORGETOWN, TX
RINEBARGER CARL H & DEBORAH E 3400 S AVENUE 7E #161 78627
RINGOR RICHARD J & KATHY L 3402 SAND ST YUMA, AZ 85365
RITA O'HARE TRUST 12-8-2020 PO BOX 1073 YUMA, AZ 85365
SOLAR STORAGE LLC PO BOX 25056 YUMA, AZ 85367
ZONE-44631-2025
December 8, 2025
Page 10 of 13

VON MOOS FAMILY REVOCABLE TRUST 7-
28-2025 681 VESPER WAY YUMA, AZ 85365
WATSON JAMES & JACQUE TRUST 1-18-
2023 3400 S AVE 7E SP 81 SHERWOOD PARK
WIDEMAN CONSTANCE 3400 S AVE 7E SP 81 SHERWOOD PARK
WIDEMAN GILBERT D & CONSTANCE F JT 277-52152 RGE RD 225 YUMA, AZ 85365
ZONE-44631-2025
December 8, 2025
Page 11 of 13

ATTACHMENT G
NEIGHBOR MAILING
ZONE-44631-2025
December 8, 2025
Page 12 of 13

ATTACHMENT H
AERIAL PHOTO
Subject Property
ZONE-44631-2025
December 8, 2025
Page 13 of 13