1. PZ RPT GP Amendment: Vision Assets, LLC

STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
DEPARTMENT OF PLANNING AND NEIGHBORHOOD SERVICES
COMMUNITY PLANNING
CASE TYPE – GENERAL PLAN AMENDMENT
Case Planner: Erika Peterson
Hearing Date: December 8, 2025 Case Number: GP-44387-2025
Project This is a Minor General Plan Amendment request by Dahl, Robins & Associates,
Description/ Inc., on behalf of Vision Assets, LLC, to change the land use designation from Low
Location: Density Residential to Medium Density Residential for approximately 2.49 acres,
for the property located at 2080 W. 27th Street, Yuma, AZ.
Existing Zoning Use(s) on-site General Plan Designation
City Residence-Manufactured
Site Undeveloped Low Density Residential
Housing (RMH-20)
County Manufactured Home
North Undeveloped Mixed Use
Subdivision (MHS-20)
City Low Density Residential
South Yuma Catholic High School Public/Quasi Public
(R-1-6)
County Manufactured Home
Mobile home park & single-
East Subdivision (MHS-4.5/MHS- Low Density Residential
family homes
10/MHS-20)
City Residence-Manufactured
West Housing (RMH-20) and Single-family homes and vacant Low Density Residential
County Suburban Ranch (SR-1)
Location Map
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Prior site actions: Annexation, Ord. 2025-025, effective 8/15/2025
Staff Staff recommends the Planning and Zoning Commission APPROVE the
Recommendation: request to change the land use designation for approximately 2.49 acres from
Low Density Residential to Medium Density Residential.
Suggested Move to APPROVE the request to change the land use designation for approximately
Motion: 2.498 acres from Low Density Residential to Medium Density Residential.
Staff This is a Minor General Plan Amendment request by Dahl, Robins & Associates, Inc.,
Analysis: on behalf of Vision Assets, LLC, to change the land use designation from Low Density
Residential to Medium Density Residential for approximately 2.49 acres, for the
property located at 2080 W. 27th Street, Yuma, AZ.
The existing Low Density Residential land use designation supports the following types
of zoning: Suburban Ranch (SR-1), Residential Estate (RE-12, RE-18, RE-35), Low
Density Single-Family Residential (R-1-5), Low Density Residential (R-1-6, R-1-8, R-
1-12, R-1-20, R-1-40).
The proposed Medium Density Residential land use designation supports the following
types of zoning: Medium Density Residential (R-2), Medium Density Single-Family
Residential (R-2-5).
The applicant’s intent in changing the land use designation is to pursue a rezoning of
the site to Medium Density Residential (R-2) to allow the development of multi-family
residential lots with a duplex on each lot.
Density
The current land use designation of Low Density Residential would allow from 3 to 12
dwelling units to be constructed on 2.49 acres.
The proposed Medium Density Residential land use designation would allow 12 to 32
dwelling units to be developed.
Population
Information from the 2023 American Community Survey provides data on population
by housing unit type. The information results in an average household size for 2-4 units
of 2.2 persons per dwelling in the City of Yuma. Comparing the densities allowed within
the General Plan, the potential persons expected are:
- Low Density:
Minimum 3 homes – Expected population: 7
Maximum 12 homes – Expected population: 26
- Medium Density Residential:
Minimum 12 homes – Expected population: 26
Maximum 32 homes – Expected population: 70
The 2020 Census identified that 20% of the population within the City of Yuma was
between 5 and 17 years of age. Therefore, the expected school-age population is
estimated at:
- Low Density Residential:
Minimum expected population: 7 – School Age: 1
Maximum expected population: 26 – School Age: 5
- Medium Density Residential:
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Minimum expected population: 26 – School Age: 5
Maximum expected population: 70 – School Age: 14
Transportation
The property is located on the northwest corner of 27th Street and 20th Avenue. Vehicle
access to the property will be from 27th Street and 20th Avenue, both Local Roads with
the nearest Collector on 21st Drive.
There are two existing bus stops on 21st Drive near Yuma Catholic High School, Purple
Route & Yellow Route 95, and an existing bike lane on 21st Drive and bike route on
27th Street.
The City of Yuma Transportation Master Plan identifies 27th Street and 20th Avenue as
Local Roads and 21st Drive as a Collector Road. According to the City of Yuma
Transportation Master Plan, 21st Drive operates at a Level of Service (LOS) of C or
above, meaning that there are stable conditions with movements somewhat restricted
due to higher volumes but not objectionable to motorists. In addition, the daily traffic
count identified by the Yuma Metropolitan Planning Organization for 2024 on 21st
Drive, south of 28th Street is 7,071.
Housing
The Housing Element of the City of Yuma 2022 General Plan addresses the need to
provide safe, decent, sanitary, and affordable housing for all residents. And specifically
Objective 1.3 notes providing a variety of housing types:
Objective 1.3: Encourage a variety of housing types to meet all socioeconomic
segments of the population, considering both full time and seasonal
residents.
An Action Item of the Housing Element is to consider rezoning land for higher density
residential development to promote additional rental and lower cost ownership options.
The General Plan amendment request is to provide a housing choice other than Low
Density Residential single-family homes, which is the predominant housing option in
the City of Yuma.
Public Services
It is a requirement of State Statute for a General Plan to identify public schools and
other public buildings. The City of Yuma General Plan Public Services Element
identifies the location of public/charter schools within the 3 school districts in the
General Plan area. The request is located within the district boundaries of the Crane
Elementary School District and the Yuma Union High School District.
According to the Crane Elementary School District Boundary Map, the elementary
students in the subject area are within the boundary of Gary A. Knox Elementary
School located at 2926 S. 21st Drive and junior high school students are within the
boundary of Centennial Middle School at 2650 W. 20th Street.
According to the Yuma Union High School District, the high school students are within
the boundary of Kofa High School located at 3100 S. Avenue A.
Growth Areas
The Growth Areas chapter identifies those parts of the Planning Area ideal for a
concentration of a variety of land uses, including higher densities and intensities or
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uses. Equally essential is the need for growth to occur close to existing or planned
public facilities and services.
The General Plan request is located within the Avenue B and 32nd Street Growth Area,
which features a mix of development including schools, medical and dental offices, a
library, government facilities, as well as commercial and residential uses. The Yuma
Valley area receives water service from the Main Street Water Treatment Plant and
wastewater service from the Figueroa Water Pollution Control Facility. All new
development must secure water and sewer entitlements prior to construction approval.
With established transportation infrastructure and a strong commercial presence, this
area is well-positioned for continued strategic growth. Encouraging new high- and
medium-density residential projects here is recommended, as there is currently limited
land designated for higher-density housing within this growth area.
The YCAT bus system serves the area with two routes, emphasizing connectivity to
the commercial center located at the southeast corner of 24th Street and Avenue B.
1. Does the proposed amendment impact any elements of the General Plan?
No. The proposed amendment does not impact any of the element of the General Plan.
Transportation Element:
FACILITY PLANS
Transportation Master Plan Planned Existing
27th Street – Local Street 29’ HW Varies
21st Drive – 2 Lane Collector 40’ HW Varies
2. Does the proposed amendment impact any of the facility plans?
No.
3. Is the proposed amendment in conflict with Council’s prior actions?
Yes. This area has been designated with the Low Density Residential land use designation
since the adoption of the 2012 City of Yuma General Plan, adopted on June 6, 2012,
R2012-29.
Scheduled Public Hearings:
X City of Yuma Planning and Zoning Commission: December 8, 2025
City of Yuma City Council: January 7, 2026
Public Comments Received: See Attachment A
Agency Comments: See Attachment B
Neighborhood Meeting Comments: See Attachment D
Final staff report delivered to applicant on:
Applicant agreed with staff’s recommendation:
Applicant did not agree with staff’s recommendation:
X Final report has been emailed to applicant on 11/23/2025 and awaiting response.
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Attachments
A B C D E F
Neighborhood Neighbor
Public Agency Staff
Meeting Notification Aerial Photo
Comments Comments Worksheet
Comments List
Prepared By: Date: 11/12/2025
Erika Peterson
Erika Peterson
Senior Planner (928) 373-5000, x3071
Erika.Peterson@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, Department of Community Development
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ATTACHMENT A
PUBLIC COMMENTS
Name: Miguel Aguirre Contact Information: (928)261-9718
Method of Contact: Phone X FAX Email Letter Other
Comment:
Mr. Aguirre called to inquire about the request. He wanted to know what was going to be built, who
approves the annexation and who requested it. In addition, he had questions about the location map
and how he could hook up to City sewer.
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ATTACHMENT B
AGENCY COMMENTS
DATE: 9/12/2025 NAME: Javier Barraza TITLE: Senior Planner
Yuma County Department of Development
AGENCY: PHONE: (928)817-5150
Services
Enter comments below:
DATE: 9/15/2025 NAME: Omar Peñuñuri TITLE: Sr. Engineering Tech
AGENCY: Yuma County Water Users’ Assoc. PHONE: (928)512-5531
Enter comments below:
Hi Erika,
Please let me know if the new development would involve multiple lots? Will the landowner be proceeding
with a water conversion at this time? I'm not sure if there is information available for the two questions at this
time.
Please let me know about any questions.
Thanks!
Omar Peñuñuri
DATE: 9/18/2025 NAME: Antonio Martinez TITLE: Community Liaison Specialist
AGENCY: MCAS PHONE: (928)269-2103
Enter comments below:
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ATTACHMENT C
STAFF WORKSHEET
STAFF RESEARCH – GENERAL PLAN AMENDMENT
CASE #: GP-44387-2025
CASE PLANNER: ERIKA PETERSON
I. PROJECT DATA
Project Location: 2080 W. 27th Street
Parcel Number(s): 694-14-006
Parcel Size(s): 2.49 acres
Total Acreage: 2.49
Proposed Dwelling Units: Maximum: 32 Minimum: 12
Address: 2080 W. 27th Street
Applicant: Vision Assets
Applicant’s Agent: Dahl, Robins & Associates, Inc.
Land Use Conformity Matrix: Current Zoning District Conforms: Yes No X
Zoning Overlay: Public AO Auto B&B Historic Infill None X
Airport Noise Contours 65-70 70-75 75+ APZ1 APZ2 CLEAR ZONE
Existing Zoning Current Use General Plan Designation
Residence-Manufactured Housing
Site Undeveloped Low Density Residential
(R-MH-20)
County Manufactured Home
North Undeveloped Mixed Use
Subdivision (MHS-20)
City Low Density Residential
South Yuma Catholic High School Public/Quasi Public
(R-1-6)
County Manufactured Home
Mobile home park & single-
East Subdivision (MHS-4.5/MHS- Low Density Residential
family homes
10/MHS-20)
City Residence-Manufactured
Single-family homes and
West Housing (RMH-20) and Low Density Residential
vacant
County Suburban Ranch (SR-1)
Prior Cases or Related Actions:
Type Conforms Cases, Actions or Agreements
Pre-Annexation Agreement Yes No N/A
Annexation Yes No Ord. 2025-025, effective 8/15/2025
General Plan Amendment Yes No N/A
Development Agreement Yes No N/A
Rezone Yes No N/A
Subdivision Yes No N/A
Conditional Use Permit Yes No N/A
Pre-Development Meeting Yes X No Date: 11/14/2024 PDM-43408-2024
Enforcement Actions Yes No N/A
Land Division Status: Legal lots of record
Irrigation District: Yuma County Water Users’
Adjacent Irrigation Canals & Drains: East Main Canal
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Water Conversion: (5.83 ac ft/acre) 14.52 Acre Feet a Year
Water Conversion Agreement Required Yes X No
II. CITY OF YUMA GENERAL PLAN
Land Use Element:
Land Use Designation: Low Density Residential
Issues:
Historic District: Brinley Avenue Century Heights Main Street None X
Historic Buildings on Site: Yes No X
Transportation Element:
FACILITY PLANS
Transportation Master Plan Planned Existing Gateway Scenic Hazard Truck
27th Street – Local Street 29’ HW Varies
21st Drive – 2 Lane Collector 40’ HW Varies
Bicycle Facilities Master Plan 27th Street - Bike Route
YCAT Transit System 21st Drive - Purple & Yellow Routes
Issues:
Parks, Recreation and Open Space Element:
Parks and Recreation Facility Plan
Neighborhood Park: Existing: Ponderosa Park Future: Ponderosa Park
Community Park: Existing: Yuma Valley Park Future: Yuma Valley Park
Linear Park: Existing: East Main Canal Linear Park Future: East Main Canal Linear Park
Issues:
Housing Element:
Special Need Household: N/A
Issues:
Redevelopment Element:
Planned Redevelopment Area:
Adopted Redevelopment Plan: North End: Carver Park: None: X
Conforms: Yes No
Conservation, Energy & Environmental Element:
Impact on Air or Water Resources Yes No X
Renewable Energy Source Yes No X
Issues:
Public Services Element:
Population Impacts Dwellings & Type Projected Police Water Wastewater
Population projection per 2023 5-Year
American Community Survey 2-4 Units Population Impact Consumption Generation
Police Impact Standard: Maximum Per Unit Officers GPD AF GPD
1 officer for every 530 citizens;
2020 Conservation Plan: 32 2.2 70 0.13 14,573 16.3 4,928
Water demand: 207 gallons/day/person; Minimum
Wastewater generation:
70 gallons per day per person 12 2.2 26 0.05 5,465 6.1 1,848
Fire Services Plan: Existing: Fire Station No. 6 Future: Fire Station No. 6
Water Facility Plan: Source: City X Private Connection: 6” PVC on 20th Ave & 8” PVC on 27th St
Sewer Facility Plan: Connection: Manhole & stubout on 27th
Treatment: City X Septic Private
St. between 20th Ave & 19th Ave
Issues:
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Safety Element:
Flood Plain Designation: 500 Year Flood Liquefaction Hazard Area: Yes No X
Issues:
Growth Area Element:
Growth Araby Rd & Interstate 8 Arizona Ave & 16th St Avenue B & 32nd St. X
Area: North End Pacific Ave & 8th St Estancia None
Issues:
GP-44387-2025
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NOTIFICATION
o Legal Ad Published: The Sun 11/15/25 o Site Posted: 10/4/2025
o Display Ad Published: 11/15/25 o Neighborhood Meeting: 10/7/2025
o 660’ Vicinity Mailing: 9/16/25 o Hearing Dates: 12/8/25 & 01/07/26
o 54 Commenting/Reviewing Agencies noticed: 09/09/25 o Comments Due: 11/08/25
External List Response Date “No Written
Received Received Comment” Comments
Yuma Metropolitan Planning Organization (ARS) NR
Yuma County Engineering NR
Yuma County Flood Control District NR
Yuma County Planning & Zoning (ARS) YES 9/12/2025 X
Yuma County Public Works NR
Yuma County Airport Authority YES 9/9/2025 X
Yuma County Chamber of Commerce NR
Yuma County Assessor NR
Greater Yuma Econ. Development Corp. NR
Yuma County School Superintendent NR
YUHS District #70 (ARS) NR
Yuma Elementary School District #1 (ARS) NR
Crane School District #13 (ARS) NR
City of San Luis (ARS) NR
City of Somerton (ARS) NR
Imperial County, California (ARS) NR
Qwest Communications (ARS) NR
Arizona Public Service (ARS) NR
Time Warner Cable (ARS) NR
Southwest Gas (ARS) NR
Arizona Department of Transportation NR
Arizona Game & Fish Dept. NR
Arizona Department of Commerce (ARS) NR
Arizona State Attorney General (ARS) NR
Arizona Dept. of Water Resources (ARS) NR
Arizona State Land Department (ARS) NR
MCAS / C P & L Office (ARS) YES 9/18/2025 X
Bureau of Land Management (ARS) NR
US Border Patrol NR
US Postal Service NR
Quechan Tribal Office YES 9/9/2025 X
Cocopah Indian Tribe NR
Yuma County Water Users’ Association YES 9/15/2025 X
Yuma Irrigation District NR
Yuma Mesa Irrigation Drainage District NR
Unit B Irrigation District NR
Yuma County Association of Realtor’s NR
Yuma County Contractor’s Association NR
AZ Society of Military Engineers (ASME) NR
AZ Society of Civil Engineers (ASCE) NR
AZ Society of Professional Engineers (ASPE) NR
El Paso Natural Gas Co. NR
Western Area Power Administration YES 9/1/2025 X
GP-44387-2025
December 8, 2025
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City of Yuma Internal List Response Date “No Written
Received Received Comment Comments
”
Thomas Garrity, Police NR
Rod Hamilton, Police NR
Eric Urfer, Parks and Rec – Admin NR
David Wostenberg, City Engineer NR
Andrew McGarvie, Engineering NR
Kayla Warren, Fire – Prevention YES 9/9/2025 X
Randall Crist, Building Safety NR
Jeremy McCall, Utilities NR
Joel Olea, Public Works NR
NR=None Received NR
Neighborhood Meeting Comments Available
October 7, 2025 See Attachment D
Prop. 207 Waiver
Received by Owner’s signature on the application for this land use action request.
GP-44387-2025
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ATTACHMENT D
NEIGHBORHOOD MEETING COMMENTS
Date Held: 10/7/2025 Location: 2080 W. 27th Street
Attendees: Staff: Erika Peterson;
Applicant: Alejandro Carlos, Adrian Vega- Dahl, Robins & Associates
Neighbors in attendance: Miguel Aguirre, Maria Aguiree, George Daniels, Karla Daniels,
Carlos Gonzalez, Jesus Aguirre
SUMMARY OF ATTENDEE’S COMMENTS RELATED TO THE PROJECT:
• Staff explained the applicants request to change the land use designation from Low
density residential to medium density residential to pursue a rezoning of the site to
Medium Density Residential.
• The applicant explained that the property was annexed into the City and now the
request is to change in land use designation to build duplexes.
• The applicant/owner would like to rezone and then subdivide into ten (10) lots and
build a duplex on each lot, total of twenty (20) units.
• Adrian Vega explained the plating process for the subdivision. The new development
would include a paved road on 20th Avenue, with City lights, hydrants and connection
to City sewer, new development will be accessed from 20th Avenue. Currently, the
applicant and property owner do not have a design for the duplexes but will meet the
City’s density and development standards. Each duplex will feature a garage and
driveway, landscaping required in the ROW would be maintained through a MID, and
the development would have CC&R’s.
• A neighbor wanted to know if the units were all going to be rental units and if there
would be a fence/wall.
• Neighbors wanted to know if the property owner owned other properties within the City
or County and what made him choose to develop on this site.
• A neighbor wanted clarification on the paved road on 20th Avenue.
• Adrian Vega stated that the City would require the half width of 20th Avenue to be
paved, all of which would be right-of-way.
• Neighbors wanted to know if this development would cause their property values to go
up.
GP-44387-2025
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ATTACHMENT E
NEIGHBOR NOTIFICATION LIST
Zip
Property Owner Mailing Address City State Code
AGUIRRE FAMILIA TRUST 4-7-2017 3760 W 20TH LN YUMA AZ 85364
AGUIRRE FRANCISCO S 3760 W 20TH LN YUMA AZ 85364
AWARS LTD AZ LLC 3205 S PINTO WAY YUMA AZ 85365
AWARS LTD LLC AND 3205 S PINTO WAY YUMA AZ 85365
BALDERAMA MARICELA 2646 S 18TH DR YUMA AZ 85364
CABRERA ROSALINDA LEPE AND 202 S 15TH AVE YUMA AZ 85364
CONDE MARIA P 2688 S 18TH DR YUMA AZ 85364
COVARRUBIAS ADRIAN 2130 W 27TH ST YUMA AZ 85364
COVARRUBIAS IGNACIO R 2130 W 27TH ST YUMA AZ 85364
DANIELS REVOCABLE LIVING TRUST 2101 W 26TH ST YUMA AZ 85364
GARCIA JOSE RAMOS 2698 S 18TH DR YUMA AZ 85364
GONZALEZ CARLOS ABEL ACOSTA & 2602 S 19TH AVE YUMA AZ 85364
GUERRERO ISMAEL I MD 1488 W 18TH ST YUMA AZ 85364
JMF FAMILY LIMITED PARTNERSHIP 1445 W 18TH STREET YUMA AZ 85364
LE TRI HUYNH MINH 2650 S 18TH DR YUMA AZ 85364
LOPEZ BELEN 2604 S 18TH DR YUMA AZ 85364
MARTINEZ MARCELINA 2893 W JULIE LN YUMA AZ 85365
MCGINNIS MICHAEL R LIVING TRUST 8-
15-2013 3465 S SIESTA RD YUMA AZ 85365
MIRANDA ALEJANDRO & MERCEDES JT 2616 S 18TH DR YUMA AZ 85364
OASIS INSTITUTE AZ LLC & 2095 W 24TH ST STE C YUMA AZ 85364
ORTEGA JOSEFINA F 2622 S 19TH AVE YUMA AZ 85364
PASQUE PARTNERS AZ LP 2144 W 24TH ST STE 1 YUMA AZ 85364
PEREZ RAMON C & AVELINA JT 3585 W VENUS DR SOMERTON AZ 85350
PEREZ SONIA 2694 S 18TH DR YUMA AZ 85364
PUEBLO HOUSING AND COMMUNITY
DEVELOPMENT 1670 W MAIN STREET SOMERTON AZ 85350
RAY CYNTHIA ANN SUB-TRUST 23 OXFORD DR LATHAM NY 12110
RODRIGUEZ GABRIEL & NILZA C JT 2676 S 18TH DR YUMA AZ 85364
RVCBD AZ LLC PO BOX 330 YUMA AZ 85366
SIMIEN DONNA 2634 S 18TH DR YUMA AZ 85364
TMD25 LLC 2093 W 25TH ST YUMA AZ 85364
UBLA PROPERTIES LLC PO BOX 6531 YUMA AZ 85366
VALDEZ JORGE L 2615 S 20TH AVE YUMA AZ 85364
VELARDE ROSAMARIA D 2628 S 18TH DR YUMA AZ 85364
VILLARREAL HECTOR & CIRA C JT PO BOX 1215 YUMA AZ 85366
VISION ASSETS LLC 1036 S MUSTANG AVE YUMA AZ 85364
WAL-MART STORES INC DE CORP PO BOX 8050 BENTONVILLE AR 72712
YCHS PROPERTY HOLDINGS LLC 2100 W 28TH ST YUMA AZ 85364
YUMA COUNTY OF 198 S MAIN ST YUMA AZ 85364
YUMA REAL ESTATE INVESTORS TN LLC PO BOX 3480 CLEVELAND TN 37320
YUMA REGIONAL MEDICAL CENTER 2400 S AVEUE A YUMA AZ 85364
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ATTACHMENT F
AERIAL PHOTO
Subject
Property
Avenue
20th
Drive
27th Street
21st
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