Public hearing followed by discussion and possible action on any and all matters regarding Conditional Use Permit Case No. 2017-0123. A request by Alberto Geraldo, on behalf of Comite de Bienestar Inc., owner, for a Conditional Use Permit to allow the establishment of a religious institution at 1050 E. Arizona Street in San Luis, Arizona. (Jose A. Guzman, Acting Planning and Zoning Director)

A. Open public hearing B. Close public hearing
C. Action on Conditional Use Permit Case No. 2017-0123

The applicant is requesting a Conditional Use Permit to allow Iglesia de Cristo, a religious institution, to establish at 1050 E. Arizona Street. The property is zoned as Medium-High Density Residential (R-2), Assessor's Parcel ID # 775-31-901, and it was previously used, by Comite de Bien Estar, as offices for the Child and Adult Food Program (CACFP). The Conditional Use Permit is required as per the Zoning Ordinance codified as City Code §152.091(C)3.

As per the City Code §152.043(G)2 a Conditional Use Permit becomes null and void if the use permit has not been exercised and the use established within 12 months of the date of approval. The Conditional Use Permit for Iglesia de Cristo was approved on December 9, 2015 but the building was never occupied. Since the Conditional Use Permit was expired they had to resubmit the application and go through the process again. 

Iglesia de Cristo is a group of 30 people looking to establish their permanent place of worship for the Iglesia de Cristo on this property. They plan to use the existing building to congregate twice a week; Sunday mornings and Wednesday evenings. 

The existing building is about 1,040 square feet.  They plan to have a main assembly without fixed seating, two classrooms, one office and a stock room.  The requirement for parking spaces is 1 per every 300 square feet of gross floor area.

The adjacent properties to the north and west are developed as residential and are zoned as Medium-High Density Residential (R-2).  On the east there is a retention basin and is also zoned as R-2.  The property located to the south is zoned Neighborhood Commercial (C-1) and is an undeveloped land.

GENERAL PLAN:
This area is designated as an Activity Center in the City of San Luis 2020 General Plan. The Activity Center Land Use designation includes residential development of higher densities, regional and community scale commercial development, community services, and professional offices and services. The property is zoned as R-2 (Medium-High Density Residential) which is one of the appropriate zoning districts in the "Neighborhood" category. 

COMMENTS:
As part of the review process, all land use cases are reviewed by various City and outside agencies. We have received only one comment from Yuma County Airport Authority (3-9-17).

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 other significant concerns or objections from the various review agencies or adjacent property owners.

CITIZENS REVIEW MEETING:
The Citizens Review Meeting was held on April 4, 2017 at City Hall Council Chambers at 6:00 p.m.  The intent of this meeting was to allow the public to learn about the project, ask questions, and express any comments.  There were no public present.

PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission held a public hearing on April 11, 2017 at the City Council Chambers at 7:00 P.M. The applicant was present and had the opportunity to explain the request and answer questions from the Commission. The Commission gave the opportunity to the public to express any concerns or comments during the public hearing; there were no concerns or comments from the public. 

The Commission recommended approval of the Conditional Use Permit request. 

ANALYSIS:
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 at 1050 E. Arizona 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. 2017-0123.