Discussion and possible directions to staff on any and all matters regarding Conditional Use Permit Case No. 2017-0284.  A request by Nicholas Ramos, on behalf of Estanislao Escobosa, property owner, for a Conditional Use Permit to allow the establishment of a religious institution on property located at the southeast corner of Avenue F and Aracely Street, San Luis, Arizona.  (Jose A. Guzman, Acting Planning and Zoning Director)

The applicant is requesting a conditional use permit to allow San Luis Kingdom Hall of Jehovah's Witnesses, a religious institution, to establish at the southeast corner of Avenue F and Aracely Street. The property is zoned as Medium-High Density Residential Zoning District (R-2), Assessor's Parcel No. 227-10-008, and is currently vacant land. The Conditional Use Permit is required as per §152.091(C) 3 of the City Code. 

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. A conditional use permit is exercised when the use has been establish or when a building permit has been issued, construction commenced, and the building permit remains valid.

The conditional use permit for Kingdom Hall was approved on January 27, 2016 but it was not exercised. Since the permit was expired the applicant had to resubmit the application and go through the process again. This is the third time the applicant goes through the same process, in 2013 they received approval for the same project but the applicant put the project on hold and the conditional use permit expired. 

The surrounding area is occupied by the Bienestar 9A and 9B Subdivisions. The surrounding subdivisions are zoned as R-2 (Medium-High Density Residential). There are some commercial lots at the intersection of Avenue F and County 24^th Street and at the intersection of Avenue F and County 23 1/2 Street. There is a proposed residential subdivision, Santa Cecilia, currently in the review process to be located along the south and east of Kingdom Hall. 

This project is proposed to be developed in an area of 1.2 acres part of the 2.83 acres lot. There is no immediate plan for the remainder of the parcel. 

Access to the property will be provided with one driveway each on Avenue F and on Aracely Street. This will be sufficient to provide emergency access as well as provide a functional traffic pattern on the property. As required, water retention will be provided on-site and will be provided in conjunction with the required landscaped setbacks.

CITIZEN REVIEW MEETING:
The Citizen Review meeting was held on June 6, 2017 at City Hall Council Chambers at 6 p.m.  The intent of this meeting was to allow the public to learn about the project, ask questions, and express comments. There were no members of the public present. 

GENERAL PLAN:
This area 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 R-2 (Medium-High Density Residential) which is one of the appropriate zoning districts in the "Neighborhood" category

REVIEW(S):
As part of the review process, all land use cases are reviewed by various City and outside agencies. We have received comments from the following agencies:

1. City of San Luis Fire Department (5-22-17)
2. Yuma County Airport Authority (5-24-17)

As required by State Statute, staff sent notification letters to property owners within 300 feet of the proposed project (47 letters). The City has not received any other significant concerns or objections from the various review agencies or adjacent property owners. 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 the southeast corner of Avenue F and Aracely Street. It will still be required to comply with all applicable regulations adopted by the City. 

On July 13, 2017, the Planning and Zoning Commission recommended approval.  Staff recommends approval of Conditional Use Permit Case No. 2017-0284.  The reason for approval is that the request meets the criteria of the City of San Luis Zoning Ordinance and it is consistent with the City of San Luis 2020 General Plan.