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HomeMy WebLinkAboutOrdinance No. 2015-O8ORDINANCE NO. 2015-08 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AZUSA APPROVING THE DHAMMAKAYA INTERNATIONAL MEDITATION CENTER SPECIFIC PLAN SP -8 AND ZONE CHANGE FROM INS (INSTITUTIONAL/SCHOOL) TO SP -8 (SPECIFIC PLAN 8 — DHAMMAKAYA INTERNATIONAL MEDITATION CENTER) LOCATED AT 865 EAST MONROVIA PLACE, AZUSA, CALIFORNIA, PURSUANT TO GOVERNMENT CODE SECTION 65450 ET SEQ. WHEREAS, the application for a Meditation Hall (the "Proposed Project") was proposed by Dhammakaya International Meditation Center ("Applicant") to the City of Azusa ("City") on April 10, 2013; and WHEREAS, the Proposed Project, which would include the demolition of the existing Montserrat Building, the Xavier Center meeting hall, rose garden, and eight one-story Organizational Housing (dormitory) buildings. No changes to the MacNeil Mansion are proposed. Implementation of the Specific Plan will result in several improvements to the project site including the construction of a 69,179 -square -foot Meditation Hall, nine two-story Organizational Housing buildings, a storage/workshop building, a stormwater detention/water quality basin, a fire access road, additional parking, a reflecting pool, and landscaping. The Proposed Project is located on property owned by the Applicant at 865 East Monrovia Place, in the City of Azusa, within the County of Los Angeles; and WHEREAS, local governments are authorized by Government Code section 65450 et seq., to prepare specific plans for the systematic implementation of the general plan; and WHEREAS, the Dhammakaya International Meditation Center Specific Plan SP -8 ("Specific Plan") has been initiated and prepared on behalf of the City of Azusa to facilitate a master plan for the development of a mediation center on approximately 12 acres of land; and WHEREAS, the Specific Plan is a comprehensive guide to defining future improvements to, and use of, the Dhammakaya International Meditation Center Property; providing the City more clarity in regulating the phasing of physical improvements and the on-going use of the Property; and WHEREAS, the Specific Plan implements the policies of the General Plan by providing an orderly, functional and compatible land use pattern to guide the fixture growth and development of Azusa and its planning area; ensuring that the type, amount, design, and pattern of all land uses throughout the City and planning area serve to protect and enhance the character and image of Azusa as a desirable residential urban community; and providing for an orderly pattern of future development and change throughout the City that will be both compatible with and beneficial to existing land uses and which will provide residents with a desirable urban environment in which to live, work, shop, and play; and WHEREAS, the Specific Plan contains all the necessary elements required by section 65451 of the Government Code, and the Specific Plan was referred to all affected public agencies pursuant to sections 65453 and 65352 of the Government Code; and WHEREAS, the Specific Plan was reviewed, studied, and found to be subject to the California Environmental Quality Act and an Environmental Impact Report has been prepared for the project in compliance with CEQA, as more fully described below; and WHEREAS, the City of Azusa Cultural and Historic Preservation Commission held a public meeting on May 19, 2015 to consider the compliance of the proposed Specific Plan and DEIR with the Azusa Municipal Code Section 55 — Historic Preservation, and with the California Environmental Quality Act (CEQA) Section 15064.b.3; and WHEREAS, the Cultural and Historic Preservation Commission recommended additional Conditions of Approval and the approval of the Cultural and Paleontological Resources Assessment for the Dhammakaya Project Specific Plan and Draft EIR. WHEREAS, on June 10, 2015, the Planning Commission conducted a meeting to take comments on the Specific Plan, associated entitlements, and Draft EIR and; WHEREAS, on June 24, 2015, the Planning Commission held a Special Planning Commission meeting to tour the Dhammakaya International Meditation Center, located at 865 East Monrovia Place for informational purposes only. No discussion or action took place at that meeting; and WHEREAS, the Planning Commission held a public hearing on July 29, 2015, in the Civic Center Auditorium located at 213 East Foothill Boulevard, Azusa, California. A notice of the time, place and purpose of the aforesaid meeting was provided in accordance with CEQA and the Azusa Municipal Code. The Specific Plan, associated entitlements, DEIR, Final Environmental Impact Report (FEIR) which consists of Responses to Comments, Corrections and Additions to DEIR (collectively, the EIR), and Mitigation Monitoring and Reporting Program (MMRP), the draft Findings and Facts in Support of Findings (Findings), staff report, and evidence, both written and oral, were presented to and considered by the Planning Commission at these hearings; and WHEREAS, the Planning Commission recommends approval of the Applicant's proposal to (1) create a reflecting pool in front of the MacNeil Mansion designed with a similar shape as the original pool and similar colored tile; (2) salvage and reuse the existing balustrade to frame the new reflecting pool; and (3) create an outline of the existing pool on top of the new shop building and provide a plaque with an explanation of the history of the original pool. In addition to the Applicant's proposal, the Planning Commission recommends (1) an additional plaque or display be located near the reflecting pool to also explain the history of the pool and display salvaged pieces of pool tile, and (2) the Cultural and Historic Preservation Committee should be consulted about the design of the display and/or signage; and WHEREAS, on July 29, 2015, the Planning Commission adopted Resolution Nos. 2015-23 and 2015-24 by unanimous vote of 3-0, recommending certification of the EIR and approval of the Project to the City Council; and Page 2 of 18 WHEREAS, the City Council held a public hearing on September 8, 2015, in the Civic Center Auditorium located at 213 East Foothill Boulevard, Azusa, California. A notice of the time, place and purpose of the aforesaid meeting was provided in accordance with CEQA and the Azusa Municipal Code. The Specific Plan, associated entitlements, DEIR, Final Environmental Impact Report (FEIR) which consists of Responses to Comments, Corrections and Additions to DEIR (collectively, the EIR), and Mitigation Monitoring and Reporting Program (MMRP), the draft Findings and Facts in Support of Findings (Findings), staff report, and evidence, both written and oral, were presented to and considered by the City Council at this hearing; and WHEREAS, the City Council finds that the added conditions of approval and project revisions, based on their nature, description, and limited scope, would not result in any new or substantially greater significant impacts, as compared to those identified in the Final EIR, and therefore recirculation of the EIR is not required. WHEREAS, all other legal prerequisites to the adoption of this Ordinance have occurred. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Pursuant to, and in compliance with, the California Environmental Quality Act ("CEQA") (Public Resources Code section 21000 et seq.), the State CEQA Guidelines (14 Cal. Code Regs. §§ 15000 et seq.), and the City of Azusa Local CEQA Guidelines, the City determined that an Environmental Impact Report ("EIR") should be prepared pursuant to CEQA in order to analyze all potential adverse environmental impacts of the Proposed Project. The City Council, having final approval authority over the Project, adopted and certified as complete and adequate the Dhammakaya International Meditation Center FEIR, and adopted " Findings and Facts in Support of Findings for the Dhammakaya International Meditation Center Project Final Environmental Impact Report" (CEQA Findings) containing within Resolution No. 2015—C40 on September 8, 2015, which are hereby incorporated by reference. SECTION 2: Based on the entire record before the City Council and all written and oral evidence presented to the City Council, the City Council finds the Specific Plan is consistent with the General Plan of the City of Azusa and systematically implements the goals and policies of the General Plan in the following ways: A. That the proposed amendment is in the public interest and that there will be a community benefit resulting from the amendment The proposed Dhammakaya International Meditation Center (DIMC) Specific Plan will contribute to the following community benefit: • Teach meditation to promote inner peace through the principals of Buddhism. • Cultural and learning opportunities that contribute to the quality of life for the Azusa community. Page 3 of 18 • Move the "activity" center of the DIMC retreat (that currently occurs in the MacNeil Mansion) to the central/southem portions of the Property, which would allow the MacNeil Mansion and Organization Housing to function as the very "quiet" area in the northern part of the Property. • Construct a new Meditation Hall large enough to accommodate DIMC's existing ceremonies, and house all teaching and meditation programs inside a structure during inclement weather and outside when the weather permits. • Design the Meditation Hall to be compatible with the MacNeil Mansion by incorporating certain key design aspects, such as the roof balustrade design and material colors from the MacNeil Mansion into the Meditation Hall design. • Construct new Organization Housing to provide housing for guests and staff that meet current earthquake standards and has updated plumbing, electrical, heating, and cooling systems. • Maintain the historic value of the MacNeil Mansion by placing the new Organization Housing buildings behind the Mansion and, therefore, shielding the new housing from view to the north. • Enhance the lawn in front of the MacNeil Mansion to create more formal gardens in a manner that celebrates the history and formality of the building, as well as incorporate a reflecting pool that provides a tribute to the original pool, located southeast of the MacNeil Mansion. • Provide sufficient on-site parking to accommodate the largest ceremonies; encourage participants to use public transportation, specifically the Gold Line, by providing a shuttle service from the Citrus Avenue station to DIMC during events. • Transplant as many qualified trees as possible and incorporate them into a robust landscape plan that maintains and enhances the retreat setting and provides screening from neighboring properties. • Provide new water quality treatment and storm detention facilities that connect to City and County storm drain facilities. • Provide emergency access throughout the Property that meets current building and safety codes. B. That the proposed amendment is consistent with the goals and policies of the General Plan. Pursuant to California Government Code Section 65454, a Specific Plan shall be consistent with the local jurisdiction's General Plan. The DIMC Property has a land use designation of Institutional/School, which allows for religious, meeting, school, and government land uses. Page 4 of 18 The following provides an assessment of consistency between the City's goals and objectives of the current General Plan and the DIMC Specific Plan. Citv of Azusa General Plan 'BUILT Proposed olicy CHAPTER 3: THE ENVIRONMENT City Design Element Urban Form Goals and Policies GOAL 1: PROTECT THE HISTORIC AND SIGNIFICANT BUILT AND NATURAL RESOURCES IN THE CITY. A Cultural and Paleontological Resources Assessment was prepared for the project site (Appendix C). The assessment establishes the Policy 1.1: Require development projects historic value of the existing buildings and to establish the historicity of existing landscapes located on site. The Xavier Center buildings and landscapes and require City Meeting Hall and Montserrat building will be review and permission to allow for the demolished as part of the proposed improvements removal in accordance with California to the project site. The MacNeil Mansion will Environmental Quality Act (CEQA) and remain. According to the Cultural and the Cultural and Historic Preservation Paleontological Resources Assessment, the Xavier Ordinance. Center meeting hall (1977) and the Montserrat building (1987) are not considered historic resources pursuant to CEQA. Thus, the Specific Plan is consistent with Policy 1.1. Page 5 of 18 Citv of Azusa General Plan Proposed Project Elements Goal/Policv GOAL 11: TRANSFORM EXISTING COMMERCIAL CORRIDORS INTO MIXED-USE CORRIDORS INCORPORATING HOUSING WITH COMMERCIAL USES CONCENTRATED IN NODES AT MAJOR INTERSECTIONS. The proposed project will not generate sources of glare as discussed in Section 4.1 Aesthetics. In addition, the Development Plan included within the Specific Plan states that light spill-over will be shielded from neighboring properties. Single - family homes are located approximately 50 feet Policy 11.2: Front new buildings directly from the project site's northern and eastern border. on the thoroughfares and respect the Townhomes are located approximately 70 feet presence of neighborhoods immediately south of the project site's southern boundary. behind them by protecting the privacy of According to the Acoustical Site Assessment residential uses and minimizing intrusions prepared for the project site (Appendix F), no such as noise, light, and glare. unusual or excessive noise occurs as a result of current activities at the project site and no unusual or excessive noise will occur as a result of the proposed activities at the project site. In addition, no construction noise impacts were identified that exceeded City of Azusa thresholds. GOAL 12: ENSURE VISUAL VARIETY ON CORRIDORS THROUGH A VARIETY OF BUILDING TYPES AND SIZES, VARIETY INLANDSCAPE, AND THE REDUCTION OF SURFACE PARKING LOTS. The proposed landscape plan is designed to complement the existing landscaping, which Policy 12.2: Where landscape occurs includes large oak trees, stands of olive trees, and between the sidewalk and building or citrus trees as well as walking paths, benches, and parking lot, it should define the specific low retaining walls. Many of the existing trees character of each project. have been identified as candidates for relocation and will remain on site. Thus, the proposed Specific Plan is consistent with Policy 12.2. Page 6 of 18 Citv of Azusa General Plan Goal/Policv Proposed Project Elements Mobility Element Mobility Goals and Policies GOAL 3: PROVIDE A CONNECTED, BALANCED, AND INTEGRATED TRANSPORTATION SYSTEM THAT ENABLES AZUSANS TO WALK, BIKE, AND TAKE TRANSIT, RATHER THAN USING THEIR CAR. The proposed project will include the construction Policy 3.1: Develop and maintain a of a public sidewalk along Monrovia Place. The citywide pedestrian network of both on- sidewalk will stretch from the existing driveway to street and off-street walkways as shown the eastern site boundary. To ensure that the public on the Non -Motorized Circulation Plan. sidewalk along Monrovia Avenue is connected to Network shall link new neighborhoods the project site, Mitigation Measure 4.8.A-1 is with existing neighborhoods, connect incorporated. Mitigation Measure 4.8.A-1 requires neighborhood centers, schools, parks, the applicant to provide a pedestrian linkage commercial centers, and citywide between the public sidewalk and the proposed destinations such as Downtown, the San Meditation Hall on construction drawings prior to Gabriel River, Civic Center. the issuance of building permits. Impacts will be less than significant with mitigation incorporated. Policy 3.3: Provide pedestrian amenities The proposed project will include the construction (such as benches, seats, water fountains, of a public sidewalk along Monrovia Place. The shady street trees, etc.) and conditions sidewalk will stretch from the existing driveway to that enhance the pedestrian experience the eastern site boundary. The proposed project along the pedestrian network. will retain existing mature trees to provide shade. Page 7 of 18 City of Azusa General Plan Goal/Policy Proposed Project Elements Policy 3.4: Develop and maintain a citywide bicycle network of both on -street bike lanes and off -street bike paths in accordance with the Bicycle Routes. The Chapter 3 of the Azusa General Plan includes a network provides for off -street paths map of bicycle routes within the city (Figure M-2, along the San Gabriel River, railroad Bicycle Routes). According to the map, Palm rights -of way, alongside flood control Drive and Monrovia Place are both designated as channels, and within existing and new signed routes and Rosedale Avenue is classified as neighborhoods, where feasible. The a path/trail. Thus, bicycle routes already exist in network improves connections between the project site vicinity. residential neighborhoods, schools and commercial centers, as well as providing connections to citywide destinations such as Downtown, the University District, the San Gabriel River, and Civic Center. The project will provide bike parking as part of the required parking amenities. Chapter 3 of the Azusa General Plan includes a map of bicycle routes Policy 3.5: Provide bicycle amenities within the city (Figure M-2, Bicycle Routes). (bicycle parking spaces, bike lockers, According to the map, Palm Drive and Monrovia etc.) on/near the bicycle network. Place are both designated as signed routes and Rosedale Avenue is classified as a path/trail. Thus, the proposed project will not interfere with bike facilities. The new Metro Gold Line station is expected to be completed in September 2015 and will be located approximately 0.25 miles from the project site. Policy 3.6: Improve/enhance local and The Dhammakaya International Meditation Center regional transit service in the city. will provide a private shuttle to and from the station for its visitors during large events. This private shuttle service will enhance the provided Gold Line transit service. The proposed project will not interfere with this policy. Page 8 of 18 of Azusa General Plan ProposedCitv Project GOAL 8: ENCOURAGE WALKING, BIKING, AND THE USE OF TRANSIT THROUGH A VARIETY OF LAND USE DEVELOPMENTAND URBANDESIGN MEASURES. A Parking Demand Study was prepared as part of the Traffic Impact Assessment for the proposed project (Appendix G). The Parking Demand Study determined that, based on the maximum occupancy of 700 participants, 238 parking spaces are required. The project proposes to construct 277 parking spaces located in three areas. According to Policy 8.1: Plan for an adequate amount, the proposed Development Plan, 130 spaces will not an oversupply, of parking for autos, be located surrounding the proposed Meditation carpool vans, and bicycles for each land Hall, 69 spaces will be located in front of the MacNeil Mansion, and 78 spaces will be located in use. the northwest corner of the property. Construction of the proposed parking will be phased along with implementation of the overall project. In the event that celebrations attract additional attendants, the 39 additional parking spaces are provided to prevent overflow parking onto Monrovia Place. Thus, the proposed project will not interfere with this policy. Historic/Cultural Resources Historic/Cultural Resources Goals and Policies GOAL 2: PROVIDE THE CITY WITH OPEN SPACE AND CULTURAL/HISTORIC AREAS IN THE DOWNTOWN, IN THE SAN GABRIEL RIVER CORRIDOR, AND IN NEIGHBORHOODS THAT CAN PROVIDE EDUCATIONAL BENEFITS. Page 9 of 18 Citv of Azusa General Plan Proposed Policy 2.1: Combine historically and The project site will continue to be used as a culturally significant sites such as those on the proposed landmark list with Buddhist meditation center and any historic recreational learning opportunities, where resource learning opportunities that may take place appropriate. Examples may include the on the site in the future will be at the discretion of train depot, the Woman's Club, the citrus the mnt. International Meditation Center processing buildings, and the Wells Fargo management. Building. GOAL 3: PRESERVE AND PROTECT PLACES, BUILDINGS, AND OBJECTS THAT EMBODY THE CITY'S SOCIAL, COMMERCIAL, ARCHITECTURAL, AND AGRICULTURAL HISTORY. A Cultural and Paleontological Resources Policy 3.1 • Encourage property owners to Assessment was prepared for the project site maintain and preserve the historic (Appendix C); it determined that the MacNeil properties currently listed on the Mansion remains eligible for its current local landmarks list and those properties that designation of "Potential Landmark" under the may be added in the future. Large-scale Historic Preservation Ordinance of the City of examples include Route 66, the Santa F Fe Azusa (Ord. no. 00-012, §2, 10/16/00). The Depot, the citrus packing buildings, the MacNeil Mansion will not undergo any changes as mining activities, and the downtown core. a result of the proposed improvements to the project site and thus will be consistent with Policy 3.1. Regarding Policy 3.2, the project site is located approximately 1.5 miles south of the San Gabriel River and is not located in an area where mining Policy 3.2• Incorporate natural resources activity has occurred. However, mitigation such as the San Gabriel River drainage measures are incorporated in Section 4.3 Cultural into development when appropriate as a Resources to ensure that archeological or means of understanding and appreciating paleontological resources are preserved if the history of the site or area. This may uncovered during ground disturbing activities include the mining activities and any (Mitigation Measures 4.3.13-1 and 4.3.0-1). prehistoric sites that maybe encountered Incorporating any resources found on site during during subsequent studies of the drainage. ground disturbing activities into the development will be the decision of the applicant and the City of Azusa. Page 10 of 18 Citv of Azusa General Plan Proposed Project Elements The MacNeil Mansion is an example of adaptive Policy 3.3: Support preservation of reuse and the use of tax incentives to support historic resources, including providing for preservation of the MacNeil Mansion is the adaptive reuse and tax incentives where decision of the applicant. appropriate. Infrastructure Element Infrastructure Goals and Policies COAL 2: PROVIDE A WATER SUPPLY SYSTEM THATISABLE TO MEET THE PROJECTED WATER DEMANDS; UPGRADE AND EXPAND WATER TREATMENT, SUPPLY, AND DISTRIBUTION FACILITIES; AND PURSUE FUNDING SOURCES TO REDUCE THE COST OF WATER PROVISION FOR THE CITY. Policy 2.4: Require that new development The project site will include construction and and retro -fit existing developments to operational Best Management Practices (BMPs) contain safeguards and measures that are designed to protect water quality (see preventing water supply degradation. Section 4.7 Hydrology and Water Quality). The City of Azusa has adopted the 2013 California Building Code, which includes the California Green Building Standards Code (CALGreen) (Part 11 of Title 24, California Code of Regulations). Policy 2.6: Minimize water consumption CALGreen requires every building constructed through site design, use of efficient after January 1, 2001 meet a certain baseline for systems, and other techniques. water efficiency and conservation. Thus, the proposed project will be consistent with Policy 2.6 through adherence to the California Building Code requirements. Page 11 of 18 City of Azusa General Plan '' Proposed Project Elements Coal/Policy The City of Azusa has adopted the 2013 California Building Code, which includes the California Green Building Standards Code (CALGreen) (Part Policy 2.8: Continue to require the 1 I of Title 24, California Code of Regulations). incorporation of water conservation CALGreen requires every building constructed features in the design of all new after January 1, 2001 meet a certain baseline for construction and site development. water efficiency and conservation. Thus, the proposed project will be consistent with Policy 2.8 through adherence to the California Building Code requirements GOAL 4: PROVIDE A FLOOD CONTROL SYSTEM THAT IS ABLE TO SUPPORT THE PERMITTED LAND USES WHILE PRESERVING THE PUBLIC SAFETY; UPGRADE EXISTING DEFICIENT SYSTEMS, AND PURSUE FUNDINING SOURCES TO REDUCE THE COSTS OF FLOOD CONTROL PROVISION IN THE CITY. Policy 4.6: During development review, determine if any structures meant for The proposed location of the structures will be human habitation are constructed within reviewed during the Building Permit process for the 100 -year flood plain. If necessary, flood safety, however, according to the Federal evaluate the structure's flood safety, and Emergency Management Agency, the project site require remedial actions. is located outside of any 100 -year flood plain. The proposed improvements to the site include a new storm drain system with 13 catch basins that Policy 4.8: Require new developments to will direct on-site drainage into a proposed employ the most efficient drainage detention basin located within the southern portion technology to increase ground of the project site. A Drainage Study and a percolation, control drainage, and Standard Urban Stormwater Mitigation Plan minimize damage to environmentally (Appendix E) were prepared for the project site to sensitive areas. ensure that the proposed detention basin has adequate capacity. Thus, the proposed project is consistent with Policy 4.8. Policy 4.9• Conduct public education Regarding Policy 4.9, as mentioned in Section 4.7 programs to discourage dumping of Hydrology and Water Quality, all of the on-site materials into the streets or into the storm drain catch basins will be stenciled with stormwater collection facilities. prohibitive language such as "No Dumping — Drains to Ocean". Page 12 of 18 City of Azusa General Plan Proposed Project Elements GOAL S: MAINTAIN SOLID WASTE COLLECTION AND DISPOSAL SERVICES IN ACCORDANCE WITH THE CALIFORNIA INTEGRATED WASTE MANAGEMENT ACT OF 1989; PURSUE FUNDING SOURCES TO REDUCE THE COST OF THE COLLECTION AND DISPOSAL SERVICES IN THE CITY. Policy 5.3: Monitor reduction and recycling programs to ensure proper The Dhammakaya Meditation Center (DIMC) implementation and achievement of currently separates their solid waste into landfill mandated solid waste reduction and waste and recyclable materials. The landfill trash is diversion goals. Revise and replace picked up by the Athens Disposal and DIMC staff programs that do not achieve their sells the recyclable material at a recycling facility. intended purpose. CHAPTER 4: ECONOMY AND COMMUNITY Public Services Element Public Services Goals and Policies GOAL 1: PROTECT THE COMMUNITY FROM CRIMINAL ACTIVITY, RED UCE THE INCIDENCE OF CRIME, AND PROVIDE OTHER NECESSARY SERVICES WITHIN THE CITY. Policy 1.3: Require development projects contribute fees based on their proportional impact and demand for new The proposed project will pay all development resources, in accordance with State Nexus impact fees as required by the City. legislation. GOAL 2: ENSURE ADEQUATE PROTECTION FROM FIRE AND MEDICAL EMERGENCIES FOR AZUSA RESIDENTS AND PROPERTY OWNERS. Page 13 of 18 Citv of Azusa General Plan Proposed Project Elements Policy 2.5: Require new development be assessed a pro -rated fee to pay for fire The proposed project will pay all development facilities and personnel. impact fees as required by the City. Currently, the northern portion of the site (near the existing Organizational Housing buildings) does Policy 2.6: Require all new development not have a code -compliant emergency access road. to design site plans and structures with The proposed emergency access road will be 26 fire and emergency access and safety in feet wide, which is consistent with Los Angeles mind. County Fire Department emergency access standards. Thus, the proposed project will be consistent with Policy 2.6. The project site will be subject to Chapter 30 of Policy 2.7• Ensure that buildings and lots the City of Azusa Municipal Code (Fire Prevention are maintained in a manner that is and Protection), which has adopted the 2014 Los consistent with fire prevention and Angeles County Fire Code. The proposed project personal safety. will be consistent with Policy 2.7 through adherence to the requirements set forth in the 2014 Los Angeles County Fire Code. CHAPTER5:NATURAL ENVIRONMENT Geology Hazards Element Geology Hazards Goals and Policies Page 14 of 18 Citv of Azusa General Plan Proposed Project Elements Goal/oliev ,THE GOAL 1: ENSURE CONTINUED FUNCTIONING OF ESSENTIAL (CRITICAL, SENSITIVE AND HIGH - OCCUPANCY) FACILITIES FOLLOWING A DISASTER; HELP PREVENT LOSS OF LIFE FROM THE FAILURE OF CRITICAL AND SENSITIVE FACILITIES IN AN EARTHQUAKE, AND HELP PREVENT MAJOR PROBLEMS FOR POST - DISASTER RESPONSE, SUCH AS DIFFICULT OR HAZARDOUS EVACUATIONS OR RESCUES, NUMEROUS INJURIES, AND MAJOR CLEANUP OR DECONTAMINATION OF HAZARDOUS MATERIALS. Policy 1.4 refers to High Occupancy facilities Policy 1.4: Prohibit the location of located in proximity to active or potentially active Sensitive and High -Occupancy facilities fault zones. The proposed project will include the within 100 feet of the identified active construction of a four-story, 69,179 square -foot fault zone or potentially active fault zone meditation hall complete with two 700 -seat of concern, unless it is determined by a meditation areas. Only one meditation area is qualified geologic engineer that a closer intended to be utilized at a time. According to the location will not result in undue risks Preliminary Geotechnical Review prepared for the based on detailed site investigations. project site (Appendix D), active faults are not (Geo 1, Geo2, Geo 11, Geo 14, and present on the site nor within 100 feet of the meditation hall and Organizational Housing. GOAL 3: PROTECT LIVES AND PROPERTY AND ENSURE THAT STRUCTURES PROPOSED FOR SITES LOCATED ON FLOOD PLAINS SUBJECT TO THE 100 -YEAR FLOOD ARE PROVIDED ADEQUATE PROTECTIONFROMFLOODS WHILE PRESERVING AS OPEN SPACE IN THOSE AREAS THAT CANNOT BE MITIGATED FOR FLOOD HAZARD. Page 15 of 18 Policy 3.2: Where feasible, given flood control requirements, maintain the natural condition of waterways and flood plains to ensure adequate groundwater recharge and water quality, preservation of habitat, and access to mineral resources. According to FEMA, the project site is located outside of the 100 -year flood plain. In addition, the proposed improvements to the site include a new storm drain system with 13 catch basins that will direct on-site drainage into a proposed detention basin located within the southern portion of the project site. A Drainage Study and a Standard Urban Stormwater Mitigation Plan (Appendix E) were prepared for the project site to ensure that the proposed detention basin have adequate capacity. C. That the proposed Specific Plan will not conflict with the provisions of the zoning ordinance, subdivision regulations, or any applicable specific plan. This Specific Plan is a comprehensive guide to defining future improvements to, and use of, the DIMC Property and meets all of the applicable provisions of the Development Code. The dormitories onsite are classified as an Organizational Housing, which under Azusa Municipal Code (AMC) is defined as "a residential lodging facility operated by a membership organization for its members and not opens to the general public. Includes fraternity and sorority houses, student dormitories, convents, monasteries, and religious residential retreats. " (Chapter 88.70 Definitions). The modifications to the DIMC Property will not change the current use of the Property, which has been operating consistently with the General Plan designation for 17 years. D. That the proposed Specific Plan will not adversely affect surrounding properties. An Environmental Impact Report with mitigation measures has been prepared. The mitigation measures serve to prevent adverse impacts on surrounding sensitive land uses and service systems. The document recommends the adoption of five mitigation measures to reduce the potentially significant adverse effects to a less than significant level. SECTION 3: Based on the aforementioned findings, the City Council does hereby find and ordain that the Specific Plan and Zone Change for the Proposed Project, located at 865 East Monrovia Place, Azusa is consistent with the City of Azusa General Plan, the City of Azusa Development Code, including Chapter 88.51 of the Development Code, California Government Code, Section 65450 et seq. and based on the findings contained herein, approves the Dhammakaya International Meditation Center Specific Plan SP -8 and Zone Change from INS (Institutional/School) to SP -8, substantially in the form attached hereto as Exhibit "A" and the Conditions or Approval, substantially in the form attached hereto as Exhibit `B." Page 16 of 18 SECTION 4: The applicant shall indemnify, protect, defend, and hold the City, and any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, this or any other action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Community Redevelopment Law, Surface Mining and Reclamation Act, Code of Civil Procedure Sections 1085 or 1094.5, or any other federal, state, or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. The applicant or successor in interest shall be the real party in interest and shall assume primary responsibility for the defense of any legal action or proceeding commenced against the City to challenge this approval or the City's approval of Land Use Entitlements and/or the City s approval related to this approval or such land use approval. The applicant or successor in interest shall reimburse the City for all reasonable attorneys' fees and other reasonable costs incurred by the City in defending such action or proceeding. SECTION 5: If any section, subsection, sentence, clause or phrase of this Ordinance is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this Ordinance, and each section, subsection, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses and phrases be declared unconstitutional. SECTION 6: The City Clerk shall certify to the passage and adoption of this Ordinance, causing it to be posted as required by law, and it shall be effective (30) days after its adoption. SECTION 7: A summary of this Ordinance shall be published in the manner required by law. PASSED, APPROVED and ADOPTED this 21s` day of September, 2015. /2,4 oseph Romero Rocha Mayor Page 17 of 18 ATTEST: STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF AZUSA ) I HEREBY CERTIFY that the foregoing Ordinance No. 2015-08, was duly introduced and placed upon its first reading at a regular meeting of the Azusa City Council on the 8"` day of September, 2015 and that thereafter, said Ordinance was duly adopted and passed at a regular.meeting of the Azusa City Council on the 21st day of September, 2015 by the following vote to wit: AYES: COUNCILMEMBERS: GONZALES, CARRILLO, MACIAS, ALVAREZ, ROCHA NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE APPROVED AS TO FORM: Best est & Krieg•, LLP City ttomey Page 18 of 18 Exhibit "A" Dhammakaya International Meditation Center Draft Specific Plan Provided to the City Council under separate cover. Additional copies of the Draft Specific Plan are available for review at: City of Azusa Economic and Community Development Department 213 E. Foothill Boulevard Azusa CA 91702 or http://www.ci.azusa.ca.us/Search/Results?searchPhrase=dhammakava&page=l &perPape=10 EXHIBIT `B" tionarttons of SP -8 Dhammakaya International Meditation Center 865 East Monrovia Place 8625-005-015 Specific Plan to allow the construction of a new meditation hall and replacement existing dormitories with new dormitory structures. These conditions of approval shall be printed on or attached to working drawings submitted to the Building Division for approval. A. All requirements of the Planning Division shall be met, including but not limited to the following: 1. The Design Review shall be exercised within one (1) year after its approval, or said permit shall expire and be subject to revocation, unless an extension of time is approved in compliance with Section 88.52.040 of the Development Code. The permit shall not be deemed "exercised" until the applicant has obtained a building permit. 2. All applicable Building Division and Fire Department requirements shall be met at all times. 3. Within 10 calendar days from the date of approval the applicant/property owner shall provide the following to the Planning Division: a. Sign and return the "Owner's Acceptance" form provided by the Planning Division. b. Submit a check for $75 payable to the Los Angeles County Clerk for filing of a Notice of Exemption with the County of Los Angeles. 4. All construction and uses shall be in substantial conformance with the approved plot plan and elevations pursuant to the conditions listed herein; a. The applicant shall comply with the City of Azusa's allowable construction hours as follows: Monday thru Saturday 7:00 a.m. to 6:00 p.m. b. Applicant shall ensure that the design of the proposed development is compatible with the surround environment. 5. Signs shall not be placed on the public right-of-way. Those projections over the existing or proposed public right-of-way shall meet the State of California Encroachment requirements. 6. Parking of vehicles on areas other than paved surfaces or in garages is prohibited. Use of permeable surface as an alternative material to reduce the amount of paved surfaces may be utilized subject to City staff review and approval. 7. Parking shall be striped and shall have adequate guards for protection of other vehicles on same lot (i.e. wheel stops.) 8. Landscaping shall be adequately maintained at all times including, but not limited to, irrigation, weeding, and/or replacement when necessary. 9. All portions of the lot, with the exception of driveway areas and building locations show on plans submitted, shall be completely and adequately landscaped at all times. 10. The premises shall be maintained in a clean and acceptable condition at all times. All buildings and walls shall be maintained in good repair at all times. Any offensive markings shall be removed immediately. Any graffiti shall be painted over within forty-eight (48) hours to match existing wall in color and tone. it. If it becomes necessary for the City to take any legal action or commence any administrative proceedings against the applicant or any successor in interest in order to enforce any of the conditions of approval set forth herein, the City shall recover from the applicant or successor in interest reasonable attorney's fees and other reasonable costs incurred in such action or proceeding, provided that the City obtains a judgment in its favor in any portion of such action or proceeding. 12. The applicant or successor in interest shall be the real party in interest and shall assume primary responsibility for the defense of any legal action or proceeding commenced against the City to challenge the City's approval of Land Use Entitlements and/or the City's approval related to such land use approval. The applicant or successor in interest shall reimburse the City for all reasonable attorneys' fees and other reasonable costs incurred by the City in defending such action or proceeding. 13. By accepting approval of the Land Use Entitlements subject to the conditions set forth herein, the applicant or successor in interest shall be deemed to have agreed to the terms and conditions set forth herein and the City shall have the right to enforce in its sole discretion such terms and conditions by pursuing any and all available legal and equitable remedies. 14. The pool/rose garden will be removed and replaced with a workshop building. On the roof of the workshop building, a meditation garden will be created. Within the meditation garden, a plaque and a display of the pool's history will be constructed. The design and content of the plaque and display will be coordinated with the Cultural and Historic Preservation Commission. An outline of the pool will be constructed in the meditation garden as well. The pool balustrade will be placed on the perimeter of the workshop roof and will include a plexiglass safety fencing outside of the balustrade wall. 15. Shuttle buses or other buses with a capacity of more than 20 passengers are not permitted. B. All requirements of the Building Division shall be met, including but not limited to the following: 1. Applicant shall conform to the 2013 California Building Standards Code; including the 2013 California Code, 2013 California Residential Code, 2013 California Green Building Code, 2013 California Electrical Code, 2013 California Plumbing Code, 2013 California Mechanical Code, 2013 California Energy Code and the City of Azusa Municipal Code. 2. All plan check fees shall be paid at the time of plan check submittal. Once plan check is completed and approved, applicant shall be responsible to pay in full all other appropriate development fees (i.e. school district fees, water reimbursement fees, and park fees, sanitation fees) priorto the issuance of any buildine permit. 3. Electrical, mechanical, plumbing plan check fees are required for commercial projects. 4. Energy plan check fees are required. 5. Applicant shall submit 3 copies of site plan, 3 copies of architectural plans including floor, elevations, and architectural details, 3 copies of structural including foundation, roof, wall structural elements and structural details, 3 copies of plumbing, electrical and mechanical plans for plan check. 6. Applicant shall provide an additional copy of the building floor plan to be submitted to the County Assessor. 7. Structural, architectural, electrical, mechanical, pluming plans shall be designed by a State of California Registered Engineer, or a State of California Registered Architect. S. Applicant shall submit 3 copies of structural calculations concurrently with the constructions plans. 9. Applicant shall submit 3 copies of energy calculations concurrently with the construction plans. 10. Electrical, mechanical, plumbing plans shall be submitted for plan check concurrently with the construction plans. IL Prior to issuance of a permit, the applicant shall submit approval from the Los Angeles County Health Department, and the Los Angeles County Fire Department. 12. Applicant shall submit 3 copies of soil report concurrently with the construction plans. 13. Property falls within an area of potential earthquake induced Liquefaction, Landslides or both. A site- specific Geologic investigation must be conducted for the property. The site -investigation report must be prepared by a certified engineering geologist or registered engineer who must have competence in the field of seismic hazard evaluation and mitigation. The geologic report must be submitted to the Department of Community Development for review. Plan review fees will based on actual costs with a minimum deposit of $1,000.00. due when the report is submitted. Final report must be submitted to RMA for approval. 14. Plans as submitted are not acceptable for Building Division submittal. 15. Grading and Drainage plan must be approved by City Engineer Division prior to permit issuance. 16. Grading plan must be reviewed and approved by Petra prior to permit issuance. C. All requirements of the Electric Division shall be met, including but not limited to the following: 1. Prior to approval of proposed project, contact Electric Division as soon as possible for details on; specifications and requirements, meter spot and method of service. 2. Incoming electric utility facilities shall be underground. Developers to provide the following: All conduits pull boxes, and transformer pads. 3. Extensive electrical line rebuilding may be necessary. Applicant is directed to contact and make arrangement with the Electric Division immediately. 4. Special Conditions for new or upgrade of electric service on commercial construction projects: a. Owner/Developer shall contact Consumer Service Division for information on the establishment of new or upgraded electric accounts. b. Owner/Developer shall submit to Azusa Light and Water (2) separate plans showing the following: ()Site survey plan of building to include additions and foundation, elevations, sections, and location of existing electric easements. 2)Electric service desired, electrical load calculation and single line diagram. Transformer will not be ordered until this information supplied. 3)Locations of electric meter panel and main switchgear on or in building and drawings, if necessary. 4)Location of transformer pad and related substructures. 5. Property owner shall grant easement to Azusa Light and Water any electric facilities such as underground vault, power lines, transformer pad, and power pole installed in his/her property. All cost of installations of electric facilities to purvey service to proposed or existing structures within this campus shall be paid fully by the applicant/developer. 6. All existing electric service and facilities shall remain. Any relocation, modification, alteration, or upgrade of existing electric service and facilities shall be at the sole cost and expense of owner/applicant/developer. D. All requirements of the Engineering Division shall be met, including but not limited to the following: 1. Dedicate 10 feet on along the frontage of property for street purposes. Deed shall be executed before Notary Public and delivered to the City Engineer prior to issuance of building permits. 2. Prior to performing any grading, obtain a permit from the Engineering Division. Prepare and submit 2 sets of grading/drainage plans per the City's Grading Guidelines and the latest edition of the Los Angeles County Building Code. The plans shall be stamped and signed by a California State Registered Civil Engineer. 3. Prepare and submit 2 sets of geotechnical reports, less than one year old. The reports shall include information on the nature, distribution, physical, and engineering properties ofthe soils onsite and/or soils to be used as fill, and include recommendations on grading procedures. 4. Prepare and submit 2 sets of hydrology and hydraulic calculations for sizing of all proposed drainage devices. The analysis shall also determine if changes in the post -development versus pre -development conditions have occurred. The analysis shall be stamped and signed by California State Registered Civil Engineer and prepared per the Los Angeles County Department of Public Works Hydrologic method. 5. State law under the County of Los Angeles "National Pollution Discharge Elimination System" (NPDES) permit requires certain new development and redevelopment projects/activities to incorporate post construction Best Management Practices (BMPs) into the grading/drainage plans to control pollutants. Please refer to the City's Standard Urban Stormwater Mitigation Plan (SUSMP) Guidelines for specific comments and requirements. 6. The contractor shall take every step necessary to contain all dirt, construction materials, and construction run-off on site. No grading or construction -related debris, either directly or indirectly carried by water, will be permitted to leave the construction site. 7. All grading projects require an Erosion Control Plan as part of the grading plans. Grading permits will not be issued until an Erosion Control Plan is approved. For projects with a disturbed area of one acre or greater, a Storm Water Pollution Prevention Plan (S W PPP) is required. A Notice of Intent (NOI) shall also be filed with the State Water Resource Control Board. When submitting the SWPPP for the City's review, please include the NOI and the Waste Discharger Identification (WDID) number. 8. A City Encroachment Permit shall be obtained for all work undertaken in the public right-of-way. All work shall be done in accordance with City of Azusa Standards and Standard Specifications for Public Works'Construction (Green Book), latest edition and to the satisfaction of the City Engineer or his designee and shall be completed before issuance of Certificate of Occupancy. 9. Prepare and submit 2 sets of improvement plans for work in the right of way per the Improvement Plan Guidelines. Improvement Plan Guidelines may be obtained from the Engineering Division. The Improvement Plans shall be stamped and signed by a California State Registered Civil Engineer. 10. All work shall be done in accordance with the Work Area Traffic Control Handbook (WATCH), latest edition. 11. Construct sidewalk per City Standard Plan R-6 along the frontage of the property. 12. Construct or reconstruct driveway apron per City Standard R-5 along the frontage of the property (3 total) 13. Construct or reconstruct wheelchair ramp along the frontage of the property. Ramps shall comply with the latest Americans with Disabilities Act (ADA) requirements. 14. Limits of paving restoration shall be determined by the City Engineer or Public Works Inspector. Paving shall be per City Standard Plan R-12. 15. All on-site asphalt driveway and parking area shall be repaired and resurfaced. 16. Obtain a demolition permit from the Building Division. 17. All work to be coordinated with Rosedale Land Partners as they are the current owners of the roadway. 18. Provide ADA access from Public -Right -of Way in conformance with current codes. 19. Obtain written or stamped approvals from Los Angeles County Fire Department for access and roadways. 20. Work hours shall be limited to 7:00 am to 6:00 pm Monday thru Saturday; No work shall be performed on Sundays, holidays or at night. 21. Prior to issuance of grading permit provide verification of fee payment to the County Sanitation Districts of Los Angeles County. 22. Verify, after grading and construction, drainage run-off flows for the project and adjacent properties are clear and unimpeded. 23. All storm drain infrastructure must meet Municipal Separate Storm Sewer System (MS4) requirements. 24. A construction permit from the State of California Department of Regional Water Quality Board may be required for the project. 25. Provide all Los Angeles County Flood Control District permits for connections to Flood Control District infrastructure. 26. Provide traffic study for both day to day traffic and major event traffic. 27. Traffic control shall be maintained during construction to provide adequate vehicular and pedestrian access to facilities in the work area. 28. Haul route approval and transportation permits are required for all construction vehicles. 29. Provide sewer study and include capacity analysis of existing system from location of project to treatment facility. Note: La County Sanitation District requires a capacity review for a permit. 30. The sewer system connections shall be accomplished while maintaining service to the upstream tributary areas. 31. Provide Engineering Division with copies of ALTA Site Survey. 32. Provide City of Azusa with a complete site boundary survey, wet -signed and stamped by a licensed surveyor. 33. Provide easement documents for any requirements due to development of the site. E. All requirements of the Code Enforcement shall be met, including but not limited to the following: No comments at this time. F. All requirements of the Fire Department shall be met, including but not limited to the following: A Fire Plan Review and approval by the Fire Department shall be required prior to issuance of building permits. G. All requirements of the Water Division shall be met, including but not limited to following: I. Applicant shall apply for water service & meter and pay applicable associated installation deposit and inspection fees. 2. Each unit will require a water meter and service. 3. Will require an approved backflow device. 4. Will require installation of new water main. 5. Will require a water utility plan submitted for review and approval. 6. Plan check is required. 7. The owner or project applicant shall take sole responsibility for cost incurred due to any modification, relocation or alteration of existing water facilities caused by this projectto the satisfaction of the Light and Water Department. 8. This project is subject to Ordinance No. 96-08 City of Azusa Municipal Code Section 78-471 through 477 of Article VI, Division 5 entitled "Water System Development Fee" of there is any change in floor footage. Fee must be paid to the Light and Water Department following the final plan approval by Building Department. 9. This project is subject to Ordinance No. 07-012, City of Azusa Municipal code Section 501 through 513 of Article VI, Division 6 entitled "Conservation Plan". This includes the installation of water saving devices, such as ultra -low -flow toilets (1.6 gallons), and participation in the retrofitting of existing house units either by installing retrofits or providing funds to perform retrofits. 10. Shall completely remove and abandon water services and sever from the main line unused water services within the project vicinity per the ALW Water Division requirements. H. Contact Water Division for details on Specifications and Requirements. Submit required meter(s)/service(s) size needed, etc. 12. Special conditions: submit an analysis of project demands, ADD, MDD, MDD +fire flow. Submit water plan for review/approval. The following estimated Water System Development Fee is based on Resolution No. 14-C41 and will be changed to reflect the actual rate as of the day fees are paid. Required WSD fees shall refer to the adopted FIR and proposed SF/AC of new chanced development to assess fees H. All requirements of the Parks Division shall be met, including but not limited to the following: I . Parkway trees are required, located no closer than 30ft. but no greater than 6511. a part and shall be irrigated per city plan specifications. Variety to be specified by Parks Division, Roy Chavez, Park Maintenance Crew Supervisor or his designee, (626-812-5259), and shall be at least 15 gallon size in accordance with the Azusa Municipal Code Section 62-202 2. Landscape and irrigation plans shall show locations, quantities, sizes, and types of plant materials, as well as design of an automatic irrigation system. No final release from this department shall be granted until these plans have been approved. 3. Special Condition(s) a. Must follow city of Azusa's Water Efficient Landscape Regulations. b. Existing irrigation must be automatic with smart controllers, weather base and rains sensors. C. Monrovia Place Parkway landscape improvement will be base on Engineers sidewalk improvement plan. I. All requirements of the Police Department shall be met, including but not limited to the following: I . Install lighting systems that provide uniformed white light which provide night time vision for motorists to increase the visibility of pedestrians, other vehicles and objects (which should be seen and avoided). 2. Install lighting systems that provide uniformed white light which provide night time vision forpedestrians and homeowners to permit pedestrians to see one another, to see risks involved in walking at night and to reduce the risk of trip and fall accidents. Moreover, provide lighting systems which will enhance police ability to surveillance, patrol and pursuit. 3. Install lighting systems that provide uniformed white light that minimize glare, light pollution, and light trespass. Where necessary, provide light transition zones. Special attention should be focused on areas of property that border neighboring residential tract. 4. All lighting systems should be protected from vandalism (e.g., unbreakable exterior, tamperproof hardware, non -corrosive design components and shock absorbing bracket design). 5. Clear signs must be posted where parking is prohibited (e.g., fire lane parking). These signs shall be minimally installed at points which are recommended by the Building/Planning Divisions. 6. Fire lanes shall be marked in compliance with CVC 22500.1 7. If applicable, all containers in trash enclosure areas must have lid, kept closed, and either the containers and/or enclosures should be lockable to deter illegal dumping. 8. It is recommended that shrubbery be maintained to a height of no more than 2' tall and the canopy of trees to not fall below 6' in height to allow for clear unobstructed views. 9. It is recommended that graffiti resistant finishes be used wherever possible. 10. Knox boxes shall be installed at every entry access gate which will normally be locked. IL Consideration should be given to recommendations made by the Building Department in regards to handicap accessibility provisions. 12. Handicapped parking stalls shall be marked in compliance with CVC 22511.8 13. If the property owner wants illegally parked cars to be towed or cited, the property must be have signs posted in compliance with CVC 22658. 14. If any of the proposed structures are to be equipped with an audible or silent burglary alarm, it should be monitored by a reputable alarm company and be compliance with pertinent AMC requirements for alarm systems. J. All requirements of the City of Azusa Cultural and Historic Preservation Commission shall be met, including but not limited to the following: 1. The existing historical structure will be used as it was historically, i.e. a meeting facility. 2. The historic character of the existing structure will be retained and preserved. The removal of distinctive materials or alterations of features, spaces, and spatial relationships that characterize a property is prohibited. 3. The existing historic property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Distinctive materials, features, finishes and construction techniques or examples of craftsmanship that characterize the existing historic structure will be preserved. S. Deteriorated historic features of the existing historic structure will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence as well as through a separate Design Review. 6. Chemical or physical treatments to the existing historic structure, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. Any treatments to the historic structure will require a separate Design Review. 7. Archeological resources will be protected and preserved in place. if such resources must be disturbed, archeological monitoring and mitigation measures will be required and undertaken. 8. New additions, exterior alterations or related new construction shall not destroy historic materials, features and spatial relationships that characterize the existing historic property. The proposed new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 9. In the event that human remains are found or disturbed on the project site, the applicant shall adhere to State Health and Safety Code Section 7050.5. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. it. All construction and uses shall be in substantial conformance with the approved plot plan and elevations.