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PLANNING & ZONING AGENDA ITEM REVIEW FORM |
4.A.
Planning & Zoning Commission Meeting
- Meeting Date:
- 04/09/2019
- Submitted By:
- Jose A. Guzman, Director of Planning & Zoning, Planning & Zoning Department
ITEM:
Public hearing followed by discussion and possible action on any and all matters regarding Conditional Use Permit Case No. 2019-067. A request by Glen T. Curtis on behalf of MJS Properties, L.T.D., property owner, for a Conditional Use Permit to allow the establishment of a religious institution to be located on the northeast corner of 5th Avenue and Union Street.
A. Open public hearing
C. Action on Conditional Use Permit Case No. 2019-067
A. Open public hearing
1. Staff presentation
2. Call to the Public on this item
B. Close public hearingC. Action on Conditional Use Permit Case No. 2019-067
BACKGROUND:
The applicant is requesting a Conditional Use Permit to allow Iglesia Apostolica De La Fe En Cristo Jesus in the USA, a religious institution, to establish in a Medium-High Density Residential (R-2) zoning district. The proposed building is 8,843 square feet to be located in an approximately 2-acre lot within a portion of Assessor's Parcel ID Number 226-01-001.
Assessor's Parcel ID Number 226-01-001 is one parcel containing approximately 150 acres. Said parcel covers territory between the southeast corner of County 22nd Street and 4th Avenue and the northwest corner of Union Street and 6th Avenue. Although the land is physically separated by the East Main Canal and the Main Drain in diferent sections, it is only one parcel as per the Yuma County records. The map showing the complete parcel is attached to this report.
There are four zoning districts within Parcel 226-01-001, including Community Commercial (C-2), Medium Density Residential (R1-6), Medium-High Density Residential (R-2), and High Density Residential (R-3). There is an existing house in the property within the parcel but the majority of the property is being used for cultivation or is vacant land.
The 150-acre parcel is required to be divided into different parcels prior to any development taking place. This can be done through a lot split or subdivision plat process, whichever is applicable, in accordance with the City of San Luis Subdivision Regulations.
The owner submitted a lot split application for this project (Lot Split Case No. 2019-0155) and is currently under review by City staff. At the request of the applicant, the Conditional Use Permit is being processed before the Lot Split, therefore the approval of the Conditional Use Permit will be conditioned that it will become effective after the approval and recordation of the Lot Split.
The purpose of the proposed Lot Split is to divide the 150-acre parcel and create a 2-acre parcel for the establishment of Iglesia Apostolica De La Fe En Cristo Jesus in the USA, a Religious Institution. The new 2-acre parcel will be located on the northeast corner of Union Street and 5th Avenue, adjacent to San Luis City Hall. Said parcel will be located within a Medium-High Density Residential (R-2) zoning district.
Religious Institutions are listed under Conditional Uses in the Medium-High Density Residential (R-2) zoning district. Conditional Use Permit Case No. 2019-067 is to allow a Religious Institution, Iglesia Apostolica De La Fe En Cristo Jesus in the USA, to be established in a Medium-High Density Residential (R-2) zoning district as required by City Code §152.091(C)(3).
CITIZEN REVIEW MEETING:
The Citizen Review Meeting was held on April 2, 2019 at City Hall Council Chamber at 6 p.m. The intent of this meeting was to allow the public to learn about the project, ask quesitons, and express any comments or concerns. There were no people from the public present.
GENERAL PLAN:
The area for the proposed church is designated as "Neighborhood" in the City of San Luis 2020 General Plan. The Neighborhood Land Use Designation includes all types of residential development, master planned communities, neighborhood and community scale commercial development and professional offices. The property is zoned as Medium-High Density Residential (R-2) which is one of hte appropriate zoning district in the "Neighborhood" category.
AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various City and outside agencies. As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (30 letters). The City has not received any significant concerns or objections from the various review agencies or adjacent property owners.
Assessor's Parcel ID Number 226-01-001 is one parcel containing approximately 150 acres. Said parcel covers territory between the southeast corner of County 22nd Street and 4th Avenue and the northwest corner of Union Street and 6th Avenue. Although the land is physically separated by the East Main Canal and the Main Drain in diferent sections, it is only one parcel as per the Yuma County records. The map showing the complete parcel is attached to this report.
There are four zoning districts within Parcel 226-01-001, including Community Commercial (C-2), Medium Density Residential (R1-6), Medium-High Density Residential (R-2), and High Density Residential (R-3). There is an existing house in the property within the parcel but the majority of the property is being used for cultivation or is vacant land.
The 150-acre parcel is required to be divided into different parcels prior to any development taking place. This can be done through a lot split or subdivision plat process, whichever is applicable, in accordance with the City of San Luis Subdivision Regulations.
The owner submitted a lot split application for this project (Lot Split Case No. 2019-0155) and is currently under review by City staff. At the request of the applicant, the Conditional Use Permit is being processed before the Lot Split, therefore the approval of the Conditional Use Permit will be conditioned that it will become effective after the approval and recordation of the Lot Split.
The purpose of the proposed Lot Split is to divide the 150-acre parcel and create a 2-acre parcel for the establishment of Iglesia Apostolica De La Fe En Cristo Jesus in the USA, a Religious Institution. The new 2-acre parcel will be located on the northeast corner of Union Street and 5th Avenue, adjacent to San Luis City Hall. Said parcel will be located within a Medium-High Density Residential (R-2) zoning district.
Religious Institutions are listed under Conditional Uses in the Medium-High Density Residential (R-2) zoning district. Conditional Use Permit Case No. 2019-067 is to allow a Religious Institution, Iglesia Apostolica De La Fe En Cristo Jesus in the USA, to be established in a Medium-High Density Residential (R-2) zoning district as required by City Code §152.091(C)(3).
CITIZEN REVIEW MEETING:
The Citizen Review Meeting was held on April 2, 2019 at City Hall Council Chamber at 6 p.m. The intent of this meeting was to allow the public to learn about the project, ask quesitons, and express any comments or concerns. There were no people from the public present.
GENERAL PLAN:
The area for the proposed church is designated as "Neighborhood" in the City of San Luis 2020 General Plan. The Neighborhood Land Use Designation includes all types of residential development, master planned communities, neighborhood and community scale commercial development and professional offices. The property is zoned as Medium-High Density Residential (R-2) which is one of hte appropriate zoning district in the "Neighborhood" category.
AGENCY REVIEW:
As part of the review process, all land use cases are reviewed by various City and outside agencies. As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (30 letters). The City has not received any significant concerns or objections from the various review agencies or adjacent property owners.
SUMMARY:
The applicant has provided the information and materials necessary for review of the Conditional Use Permit.
The Conditional Use Permit is to allow a Religious Institution on property located on the northeast corner of 5th Avenue and Union Street. It will still be required to comply with all applicable regulations adopted by the City.
Staff recommends approval of Conditional Use Permit Case No. 2019-067 subject to the following condition:
1. Contional Use Permit will become effective only and after Lot Split Case No. 2019-0155 is approved and recorded.
The reason for approval is that the request meets the criteria of the City of San Luis Zoning Regulations and it is consistent with the City of San Luis 2020 General Plan.
The Conditional Use Permit is to allow a Religious Institution on property located on the northeast corner of 5th Avenue and Union Street. It will still be required to comply with all applicable regulations adopted by the City.
Staff recommends approval of Conditional Use Permit Case No. 2019-067 subject to the following condition:
1. Contional Use Permit will become effective only and after Lot Split Case No. 2019-0155 is approved and recorded.
The reason for approval is that the request meets the criteria of the City of San Luis Zoning Regulations and it is consistent with the City of San Luis 2020 General Plan.
RECOMMENDED MOTION:
I MOVE TO FORWARD CONDITIONAL USE PERMIT CASE NO. 2019-067 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL WITH CONDITIONS AS PRESENTED BY STAFF.