Public Hearing followed by discussion and possible action on any and all matters regarding Conditional Use Permit Case No. 2015-0574, a request by Nicholas Ramos on behalf of Estanislao Escobosa, property owner, for approval of a Conditional Use Permit to allow the establishment of a religious institution (San Luis Kingdom Hall of Jehovah’s Witnesses) to be located on the southeast corner of Avenue F and Aracely Street.

The applicant is requesting a Conditional Use Permit to allow San Luis Kingdom Hall of Jehovah’s Witnesses, a religious institution, to establish in a Medium-High Density Residential (R-2) zoning district, Assessor’s Parcel No. 227-10-008. The Conditional Use Permit is required as per Article 2-6 Chapter 6 Section 6.1-C.3 of the City of San Luis Zoning Ordinance.

A Conditional Use Permit was approved to allow a religious institution in this property back in October 2013. After the approval the project became on hold and since no permit was issued or construction started, the Conditional Use Permit expired after one year. Design changes were made to the project and the developer is ready to build. Since the Conditional Use Permit was expired they had to resubmit the application and go through the process again. 

The surrounding area is occupied by the Bienestar 9A and 9B Subdivisions. They are zoned as R-2 (Medium-High Density Residential). There is some commercial lots at the intersection of Avenue F and County 24^th Street and at the intersection of Avenue F and County 23 ½ Street.  

This project is proposed to be developed in an area of 1.19 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. The Landscaping Plan for the project is attached in order to illustrate the planned layout and parking lot. As required, retention will be provided on-site and will be provided in conjunction with the required landscaped setbacks.

The proposed building is approximately 4600 sq. ft. and it is planned to have a main assembly/auditorium with fixed seating, two meeting rooms, a conference room, coat room, utility room, three restrooms, utility room and the lobby. The requirement for parking spaces is 1 per every 5 fixed seats of the main assembly and 1 space per every 300 square feet of Gross Floor Area for classrooms and other buildings. The parking lot contains 42 spaces (including 4 handicapped spaces) which meets the amount of spaces required.

CITIZEN REVIEW MEETING:
The Citizen Review Meeting was held on January 5, 2016 at City Hall Council Chambers at 6PM. 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.

AGENCY REVIEW:
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 the City of San Luis Fire Department (12-14-15).

As required by State Statue, staff sent notification letters to property owners within 300 feet of the proposed project (38 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.

Staff recommends approval of Conditional Use Permit Case No. 2015-0574.

The reason for Approval is that the request meets the criteria of the City of San Luis Zoning Ordinance, is consistent with the City of San Luis 2020 General Plan.