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Meeting Date: January 05, 2016
AGENDA ITEM: Resolution Approving Site Plan / Design Review 2015-03 to construct a building containing an office, a dressing room, and an apartment at the Guru Nanak Sikh Mission, 884 "B" Street, Livingston Ca.
MEETING DATE: January 5, 2016
PREPARED BY: Randy Hatch, Contract City Planner
REVIEWED BY: Odi Ortiz, Acting City Manager
Adopt a Resolution approving Site Plan I Design Review 2015-03 to construct a building containing an office, a dressing room, and an apartment at the Guru Nanak Sikh Mission, 884 "B" Street, Livingston, Ca.
BACKGROUND AND DISCUSSION:
The applicant, David Anderson, of DAC Remodeling, Inc., on behalf of Guru Nanak Sikh Mission, owner, is requesting a Site Plan and Design Review approval to demolish an existing storage building of approximately 1000 square feet in size and construct a building of 1,898 square feet on the location of the demolished storage building.
The new building will be used for three purposes; 354 square feet will be used for storage; 577 square feet will be used as an office, bridal dressing room, and two restrooms; and 967 square feet will be a living area.
The living area will have a kitchen, living room, two bedrooms and a bathroom. The living area is in the rear of the building and the two bedrooms wrap around a concrete patio with raised planters containing new drought tolerant plantings.
The building is single story with an exterior stucco finish and asphalt composition shingle roofing. The north elevation has a three arch fa9ade that matches the other adjacent religious buildings in form and style. The exterior color will match the exterior color of the adjacent religious buildings. The north elevation contains the entrance to the office and associated restrooms.
The west elevation, facing the adjacent religious buildings, contains the entrances to the bridal dressing room and bathroom, and to the living area. The east elevation is adjacent to the access drive that goes around the whole site and contains the back door of the living area and a 10 foot by 8 foot roll-up door to the storage area.
The entire Sikh Mission site is 6.2 acres in size and is developed with various buildings used for worship, a social hall, administration, a caretaker’s residence, study, and storage purposes. A large parking area, basketball court, tennis court, drainage basin, and unused area are also on this property.
The site has a split General Plan designation and split zoning, High Density and R-3 and Low Density and R-1. The site has a school on the east and south (Public Facility General Plan and Zoning), and single family homes to the south and west (Low Density Residential, R-1). Across "B" Street to the north is vacant commercial land (Service Commercial, C-2).
The property is developed as a religious use and the proposed new building is consistent with that use.
The site has a split general plan designation and zoning which poses no concern given the religious use approved by an existing Conditional Use Permit. The proposal meets the Zoning standards with respect to setbacks, height, parking, and lot coverage. There is ample parking on the site and the proposed uses in the new building do not require any additional parking.
The proposed building is not visible from off of the property and the size, construction style and type, elevations, and colors are all consistent with the existing buildings on the site. Staff referred this proposal to various departments and agencies for comment and possible conditions for approval.
City Engineering noted that they had no concerns with the proposal and there are no significant impacts to the City’s infrastructure (water, sewer, storm drainage).
Merced County Fire Department reviewed the proposal and noted the project must comply with various normal Fire conditions which are referenced in the proposed Conditions of Approval for this project.
PLANNING COMMISSION ACTIONS AND RECOMMENDATION:
The Planning Commission held a Public Hearing on this request for a Conditional Use Permit and Site Plan / Design Review on December 8, 2015. The applicant appeared at the Hearing and presented his request and answered questions from the Commission. There was minimal presence from the public and no comments pro or con were offered.
The Commission felt that the proposed use and new building would be an asset and beneficial to the community. The Commission determined that the site layout and building as proposed and as conditioned complies with all the requirements and standards applicable to this proposal.
The Planning Commission approved Conditional Use Permit 2015-02, as conditioned, and recommends approval by the City Council of Site Plan and Design Review 2015-03 based on the Findings and Conditions of Approval contained in the attached resolution.
Staff is of the opinion that the proposed use and new building would be consistent with the existing religious use of the site. The building’s purposes and use are integrally tied to the site’s religious use. Staff feels the use, site layout and building as proposed complies with all the requirements and standards applicable in City Codes and Standards. Staff concurs with the Planning Commission and recommends approval by the City Council of Site Plan and Design Review 2015-03 based on the Findings and Conditions of Approval contained in the attached resolution.
1. Council Resolution 2015-
2. Project Location and Zoning Map
3. Floor Plans and Elevations
Council Resolution 2015-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LIVINGSTON APPROVING SITE PLAN AND DESIGN REVIEW 2015-03 FOR THE DEMOLITION OF A STORAGE BUILDING AND THE CONSTRUCTION OF A BUILDING CONTAINING AN OFFICE, DRESSING ROOM, RESTROOMS AND LIVING QUARTERS AT THE GURU NANAK SIKH MISSION, 884 B STREET
WHEREAS, pursuant to Livingston Municipal Code ("LMC") section 5-6-7, David Anderson, applicant on behalf of the Guru Nanak Sikh Mission, owner, has applied for a Site Plan and Design Review approval to demolish a storage building and construct a building containing an office, dressing room, restrooms and living quarters at 884 B Street, in the City of Livingston; and
WHEREAS, the site is split zoned R-3 and R-1 (High Density Residential and Low Density Residential), and has a split General Plan designation of High Density Residential and Low Density Residential according to the official zoning map of the City of Livingston and the 1999 Livingston General Plan; and
WHEREAS, LMC Section 5-6-7 requires the approval of a Site Plan and Design Review for new structures within the R-3 district to assure compatibility, harmony in appearance in neighborhoods, reduction of negative impacts of nonaesthetic development, and orderly development of the community; and
WHEREAS, a public hearing for the proposed project has been properly noticed by posting, a newspaper ad and a mailing to adjacent properties within 300 feet of the site; and
WHEREAS, Staff has reviewed the project with reference to the 1999 General Plan, and the Zoning Ordinance (specifically Sections 5-6-7 "C" thru "E"); and finds that, based on the evidence documented within the associated staff report and proceedings of the public hearing, the proposed use, its site plan and design, is consistent with the General Plan, complies with the Zoning Ordinance in that the site plan and design meets the zoning standard and requirements (including those specifically referenced above); and
WHEREAS, on December 8, 2015, the Livingston Planning Commission held a properly noticed public hearing on the request and adopted Resolution 2015-05, recommending to the Livingston City Council approval of the Site Plan and Design Review of the subject development with recommended Conditions of Approval.
NOW, THEREFORE, BE IT RESOLVED that the Livingston City Council hereby adopts Resolution 2015-_, approving the Site Plan and Design of the subject new development.
BE IT FURTHER RESOLVED, that the Conditions of Approval within City Council Resolution 2015-_, Exhibit A are hereby approved.
Passed and adopted this day of , 2016, by the following vote:
Rodrigo Espinoza, Mayor of the City of Livingston
I hereby certify that the foregoing resolution was regularly introduced, passed and adopted at a regular meeting of the City Council of the City of Livingston this day of , 2016.
Antonio Silva, City Clerk of the City of Livingston
Conditions of Approval
1. The Developer shall comply with all federal, state and local laws, policies, standards and requirements applicable to such a use and obtain a building permit and all other permits applicable to such a use and shall pay all fees and exactions applicable to such a use; and
2. The Developer shall submit improvement plans showing all water, sewer, storm drain, and utility locations and their connection to the City System; and
3. The Developer shall comply with all requirements of the Merced County Fire Department contained in the letter dated November 9, 2015; and
4. The Developer shall provide public utility easements and provide all utility services as required by the City Engineer; and
5. The Developer shall repair any damage to City facilities such as curb, gutter, sidewalk, streets and alleys caused by construction; and
6. The Developer shall indemnify, defend and hold harmless the City and its officials, officers, employees, agents, and consultants from any and all legal or administrative actions or other proceedings challenging this approval or any subsequent approval associated with this project; and
7. The development of the site shall be consistent with approved plans, elevations, and colors. Minor variations from approved plans, elevations, and colors may be allowed at the review and approval of City staff; and
8. All exterior lighting :fixtures shall be directed to areas on the subject property itself and shall avoid shining toward adjacent residential properties; and
9. The Developer and/or operator shall keep the site free from trash and debris and shall maintain the premises in a clean and orderly manner.
Project Location and Zoning Map
Floor Plans and Elevations