1. P&Z RPT: Rezoning of Property 1980 W. Colorado Street

STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
DEPARTMENT OF COMMUNITY DEVELOPMENT
COMMUNITY PLANNING DIVISION
CASE TYPE – REZONE
CASE PLANNER: MEREDITH ROJAS
Hearing Date: December 8, 2025 Case Number: ZONE-44544-2025
Project Description/ This is a request by Dylan Freeman, on behalf of T3AZ, LLC, to rezone
Location: approximately 2.78 acres from the Manufactured Housing Park (MHP)
District to the High Density Residential (R-3) District for the property
located at 1980 W. Colorado Street, Yuma, AZ.
Existing Zoning Use(s) on-site General Plan Designation
Colorado Street
Site Manufactured Housing Park (MHP) High Density Residential
Trailer Park
Colorado River Levee
Resort/Recreation/
North Recreation and Open Space (RO) Linear Park, West
Open Space
Wetlands Park
Cottonwood Trailer
South Manufactured Housing Park (MHP) Low Density Residential
Park
North End
East High Density Residential (R-3) Manufactured Home Low Density Residential
Park
Conditional Manufactured Housing
West Vacant High Density Residential
Park (MHP)
Location Map
ZONE-44544-2025
December 8, 2025
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Prior site actions: Incorporation, City Charter, effective January 12, 1915; Rezoning, C-10-63 (Res A
to Res C), 1963; Rezoning, Z83-32 (Res C to MH), Ordinance 2179, effective February 18, 1984;
Conditional Use Permit, CU84-1 (expansion of RV park), approved January 24, 1984; Conditional Use
Permit, CU85-16 (time extension), approved January 28, 1986; Loneram Lot Tie / Lot Split recorded
June 12, 2025 (Fee # 2025-14531); General Plan Amendment, GP-44063-2025 (LDR to HDR),
Resolution R2025-084, effective October 4, 2025
Staff Recommendation: Staff recommends APPROVAL of the rezoning from the Manufactured
Housing Park (MHP) District to the High Density Residential (R-3)
District, subject to the conditions shown in Attachment A.
Suggested Motion: Move to APPROVE rezone ZONE-44544-2025 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 2.78 acres from the Manufactured Housing Park (MHP)
District to the High Density Residential (R-3) District for the property
located at 1980 W. Colorado 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 subject property is located at 1980 W. Colorado Street and is approximately 2.78
acres. The property is the current site of the Colorado Street Trailer Park and is
accessed from Colorado Street. In 2025, the property was the subject of a General
Plan Amendment that changed the land use designation from Low Density Residential
to High Density Residential.
With this request the applicant is seeking to rezone the property from the Manufactured
Housing Park (MHP) District to the High Density Residential (R-3) District for
residential development. The applicant’s conceptual site plan shows 11 two-story
fourplexes and 9 single family homes for a total of 53 units, however the applicant may
propose additional units as they move through the development process. The R-3
District allows for multi-family, two-family, and single-family dwellings, and the
property’s High Density Residential land use designation allows for a maximum of 83
dwelling units. All new development will be required to meet City of Yuma development
standards.
The request to rezone the property from the Manufactured Housing Park (MHP) District
to the High Density Residential (R-3) District conforms with the General Plan.
1. Does the proposed zoning district conform to the Land Use Element? Yes.
Land Use Element:
Land Use Designation: High Density Residential
Issues: None
Historic District: Brinley Avenue Century Heights Main Street None X
Historic Buildings on Site: Yes No X
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December 8, 2025
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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
Colorado Street – Local 29 FT HW 30 FT HW
19th Avenue – Local 29 FT HW 40 FT HW
Bicycle Facilities Master Plan Colorado River Levee – Existing bike path; 1st St – Proposed bike lane
YCAT Transit System 3rd Street at 20th Avenue – Green Route 4/4A
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: Kiwanis Park Future: Kiwanis Park
Community Park: Existing: Joe Henry Park Complex Future: Joe Henry 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: West Riverfront Study Area
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 Multi-Family Population Impact Consumption Generation
Police Impact Standard: Maximum Per Unit Officers GPD AF GPD
1 officer for every 530 citizens;
2020 Conservation Plan 83 1.8 149 0.28 30,926 34.6 10,458
Water demand: 207 gallons/day/person; Minimum
Wastewater generation: 36 1.8 65 0.12 13,414 15.0 4,536
70 gallons per day per person
Fire Facilities Plan: Existing: Fire Station No. 1 Future: Fire Station No. 1
Water Facility Plan: Source: City X Private Connection 6’’ PVC line on Colorado Street
Sewer Facility Plan: Connection: 8’’ PVC line Colorado
Treatment: City X Septic Private
St. and 12’’ VCP line 19th Ave.
Issues: Water main extension may be needed on 19th Avenue.
Safety Element:
Flood Plain Designation: X – Protected by levee Liquefaction Hazard Area: Yes X No
Issues: None
Growth Area Element:
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December 8, 2025
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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. A General Plan Amendment that changed the land use designation from Low Density
Residential to High Density Residential went into effect on October 4, 2025.
Public Comments Received: None Received
External Agency Comments: None Received
Neighborhood Meeting Comments: Attachment D
Proposed conditions delivered to applicant on: 10/23/25
Final staff report delivered to applicant on: 11/13/25
Applicant agreed with all of the conditions of approval on:
X Applicant did not agree with the following conditions of approval: Condition 7.
Planner emailed applicant conditions and is awaiting response.
Attachments
A B C D E F G
Neighbor
Conditions of Conceptual Agency Neighborhood Neighbor Aerial
Notification
Approval Site Plan Notifications Meeting Comments Postcard Photo
List
Prepared By: Date: 10/30/25
Meredith Rojas
Meredith Rojas
Associate Planner (928) 373-5000 x3047
Meredith.Rojas@YumaAZ.gov
Reviewed By: Jennifer L. Albers Date: 10/30/25
Jennifer L. Albers
Assistant Director of Planning
Approved By: Alyssa Linville Date: 11/13/25
Alyssa Linville
Director, Planning and Neighborhood Services
ZONE-44544-2025
December 8, 2025
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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, Andrew McGarvie, Engineering Manager, (928) 373-5000 x 3044
3. The Owner/Developer shall provide the expected peak hour trips generated from this facility
based on the Trip Generation Manual from the Institute of Traffic Engineers interpreted by an
Arizona registered engineer with traffic experience. If the peak hour trips exceed 100 trips per
hour, then a full traffic study will be requested.
4. Owner/Developer to install sidewalk per City standard 3-135 along north Colorado St. frontage.
5. Owner/Developer to install handicap sidewalk ramp per city standard 3-145 at the northwest
corner of Colorado Street and 19th Avenue.
6. Owner/Developer to install vertical curb and sidewalk along 19th Avenue frontage per city
standard 3-060 & 3-135.
7. Owner/Developer to install two streetlights per city standard 7-010 on the west side of 19th
Avenue frontage.
8. Owner/Developer shall dedicate to the City of Yuma a corner triangle with 14-foot legs at the
Northwest corner of Colardo Street and 19th Avenue.
Community Planning, Meredith Rojas, Associate Planner, (928) 373-5000 x 3047
9. 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-44544-2025
December 8, 2025
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ATTACHMENT B
CONCEPTUAL SITE PLAN
ZONE-44544-2025
December 8, 2025
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ATTACHMENT C
AGENCY NOTIFICATIONS
o Legal Ad Published: The Sun 10/31/25 o Neighborhood Meeting: 10/22/25
o 300’ Vicinity Mailing: 10/13/25 o Hearing Date: 12/08/25
o 34 Commenting/Reviewing Agencies noticed: 10/09/25 o Comments due: 10/20/25
o Site Posted on: 10/16/25
External List (Comments) Response Date “No Written Comments
Received Received Comment” Comments Attached
Yuma County Airport Authority YES 10/10/25 X
Yuma County Engineering NR
Yuma County Public Works NR
Yuma County Water Users’ Assoc. YES 10/10/25 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 10/14/25 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 10/13/25 X
Building Safety NR
City Engineer YES 10/15/25 X
Traffic Engineer NR
MCAS / C P & L Office YES 10/15/25 X
Utilities NR
Public Works NR
Streets NR
ZONE-44544-2025
December 8, 2025
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ATTACHMENT D
NEIGHBORHOOD MEETING COMMENTS
Date Held: 10/22/25 Location: On Site
Attendees: Staff: Meredith Rojas; Applicant: Dylan Freeman
SUMMARY OF ATTENDEE(S’) COMMENTS RELATED TO THE PROJECT:
• No neighbors in attendance. No comments or questions.
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December 8, 2025
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ATTACHMENT E
NEIGHBOR NOTIFICATION LIST
Property Owner Mailing Address City/State/Zip Code
ADAIR LAINE W & RENA F 2030 W RAMOS ST YUMA, AZ 85364
SAN DIEGO, CA
ALVARADO FAMILY TRUST 2-4-2021 8606 MENKAR RD 92126
CASTANEDA JUAN 179 N 21ST AVE SP C YUMA, AZ 85364
DE LA HOYA MARIO & RAMONA 196 N 20TH AVE YUMA, AZ 85364
ESCALERA ANDRES R & JUANA AYALA 2054 W COLORADO ST YUMA, AZ 85364
FCR PROPERTIES LLC 1996 W 13TH LN YUMA, AZ 85364
8697-C LA MESA BLVD PMB LA MESA, CA 91942
GHT INVESTMENT LLC 108
LONERAM LLC PO BOX 1985 YUMA, AZ 85366
LONERAM LLC 5840 E 27TH PLACE YUMA, AZ 85365
LUNA JOSE E & CRISTINA JT 180 N 20TH AVE YUMA, AZ 85364
MCGHEE FILOMENA 162 N MAGNOLIA AVE YUMA, AZ 85364
HUNTINGTON PARK,
MORALES OLIVIA ELIZARRARAZ 6834 HOLLENBECK ST CA 90255
NAVARRO BROTHERS TRUST 11-8-2024 11643 E 34TH ST YUMA, AZ 85367
PACHECO RUBEN B & MARIA M URIAS JT 170 N 20TH AVE YUMA, AZ 85364
PITCAIRN ALAN TRUST 5-16-1990 5744 LA JOLLA CORONA DR LA JOLLA, CA 92037
RAMOS JEWLIAN 2053 W RAMOS ST YUMA, AZ 85364
RAMOS MARTIN JACOB & MARILYN 2074 W RAMOS ST YUMA, AZ 85364
SACO & SADIK PROPERTIES LLC 2301 S 4TH AVE YUMA, AZ 85364
SANDOVAL MIREYA 160 N MAGNOLIA AVE YUMA, AZ 85364
USA 7341 E 30TH ST STE A YUMA, AZ 85365
VEL PROPERTIES LLC PO BOX 387 YUMA, AZ 85366
WILLBOYD INC AZ CORP 1850 W 1ST ST SP 1-A YUMA, AZ 85364
YUMA CITY OF ONE CITY PLAZA YUMA, AZ 85364
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ATTACHMENT F
NEIGHBOR MAILING
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ATTACHMENT G
AERIAL PHOTO
Subject Property
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