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Agenda Item #: 3a.
Meeting Date: February 14, 2017
Report Date: February 7, 2017
CITY OF LIVINGSTON PLANNING COMMISSION STAFF REPORT
CITY FILE NUMBER: Pacific Coast Khalsa Diwan Sikh Temple, Site Plan/Design Review 2016-04
OWNER/APPLICANT: Pacific Coast Khalsa Diwan Sikh Temple, Owner
2765 Peach Avenue
Livingston, CA 95334
Harbhajan Singh, Owner contact
498 Paradise Court
Livingston, CA 95334
PROJECT LOCATION: 2765 Peach Avenue, APN #: 023-080-013, at the northwest corner of Peach Avenue and Dwight Way. The property is currently occupied by the Sikh Temple and associated parking on the west side of the Temple and to the rear (north).
PROPOSED ACTION: Adopt Resolution 2017-_, recommending approval by the City Council of Site Plan/Design Review 2016-04 for the site plan, floor plan and elevations submitted for the expansion of the kitchen and dining hall and the construction of a freestanding kitchen and storage building with a trash enclosure.
PREPARED BY: Randy Hatch, Contract City Planner
Property Size: 3.9 acres
Existing Land Use: Developed site with a building used for worship, and related religious, social, administration, and storage purposes. Parking, landscaping and an undeveloped area also are on this site.
1999 General Plan Designation: Low Density Residential
Zoning: R-1, Single Family Residential
Street Access: Peach Avenue and Dwight Way
ADJACENT ZONING AND LAND USE:
North: R-1, Single Family Residential
South: Across Peach Avenue, agricultural land in the County
East: Across Dwight Way, agricultural land in the County
West: R-1, Single Family Residential
The Pacific Coast Khalsa Diwan Sikh Temple, owner, is requesting a Site Plan and Design Review approval to expand the existing kitchen and dining hall located in the rear of the building. The kitchen will be expanded by a little over 1300 square feet and the dining hall by a little over 3400 square feet, for a total expansion of 4779 square feet. This more than doubles the existing kitchen and dining hall size from 3237 square feet to 8016 square feet.
The Temple also seeks to remove an informal freestanding kitchen with a storage area and replace it with a 950 square foot building containing a 500 square foot kitchen and a 450 square foot storage area. A new trash enclosure will also be constructed adjacent to the storage area on the west.
The existing building is single story, approximately 15 feet high, with an exterior stucco finish. The expansion in the rear of the building will match the existing building’s height and exterior finish. The dining hall expansion will have five large windows on the east side and six windows and double doors on the rear, (north elevation). The west side of the expansion, kitchen side, has two windows. Presently, to the rear of the building is a large patio area, some of which is covered. The expansion will take up more than half of the patio, but still leaves a patio of more than 2,500 square feet. The expansion and free standing kitchen I storage building will match the rest of the building in terms of materials and color.
The property is developed as a religious use and the proposed expansion and new building is consistent with that use. The site has a general plan designation and zoning which allows religious uses. The proposal meets the Zoning standards with respect to setbacks, height, parking, and lot coverage. There is ample parking on the site (more than 160 spaces versus 126 required by zoning) and the proposed expansion and new building do not require any additional parking. The proposed expansion and new building’s size, construction style and type, elevations, and colors are all consistent with the existing building.
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. Neither PG&E nor Gilton Solid Waste Management had any concerns.
Staff is of the opinion that the proposed expansion and new building would be consistent with the existing religious use of the site. Staff feels the expansion and building as proposed complies with all the requirements and standards applicable in City Codes and Standards. Staff recommends the Planning Commission recommend approval by the City Council of Site Plan and Design Review 2016-04, based on the Findings and Conditions of Approval contained in the attached resolution.
1. Resolution 2017-
Exhibit A, Conditions of Approval
2. Project Location and Zoning Map
3. Site Plan, Floor Plans, and Elevations
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LIVINGSTON RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SITE PLAN AND DESIGN REVIEW 2016-04 FOR THE EXPANSION OF THE KITCHEN AND DINING HALL AND CONSTRUCTION OF A FREESTANDING KITCHEN AND STORAGE BUILDING AT THE PACIFIC COAST KHALSA DIWAN SIKH TEMPLE, 2765 PEACH AVENUE, LIVINGSTON, CA
WHEREAS, pursuant to Livingston Municipal Code ("LMC") section 5-6-7, The Pacific Coast Khalsa Diwan Sikh Temple, has applied for a Site Plan and Design Review approval to expand the kitchen and dining hall and construct a freestanding kitchen and storage building at the Temple at 2765 Peach Avenue, in the City of Livingston; and
WHEREAS, the site is zoned R-1 ( Low Density Residential), and has a General Plan designation of 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 such new structures and expansion of such existing structures within the R-1 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).
NOW, THEREFORE, BE IT RESOLVED that the Livingston Planning Commission hereby adopts Resolution 2017-_, recommending City Council approval of the Site Plan and Design of the subject new development.
BE IT FURTHER RESOLVED, that the Conditions of Approval within Planning Commission Resolution 2017-_y Exhibit A are hereby approved.
The foregoing resolution was introduced and moved for adoption on February 14, 2017, by Commissioner _ and being duly seconded by Commissioner , was passed by the following vote:
Chair, RANJEET JHUTTI
Secretary of the Planning Commission, RANDY HATCH
Exhibit A 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 January 19, 2017; 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 shinning 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.