HomeMy WebLinkAboutD-1 Staff Report - SPA DhammakayaSCHEDULED ITEM
D-1
TO: MAYOR AND CITY COUNCIL MEMBERS
VIA: TROY L. BUTZLAFF, ICMA-CM, CITY MANAGER
FROM: KURT CHRISTIANSEN, FAICP, DIRECTOR OF ECONOMIC AND
COMMUNITY DEVELOPMENT
DATE: OCTOBER 17, 2016
SUBJECT: AN APPLICATION TO AMEND DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER SPECIFIC PLAN SP-8, DESIGN REVIEW, DR-
2016-12, AND ADOPT AN ADDENDUM TO THE ASSOCIATED
ENVIRONMENTAL IMPACT REPORT (SCH 2014121060), LOCATED
AT 865 EAST MONROVIA PLACE. APPLICANT: DHAMMAKAYA
INTERNATIONAL MEDITATION CENTER
SUMMARY
The Dhammakaya International Meditation Center (DIMC) is a non-profit organization that
teaches meditation through Buddhism, with its headquarters in Thailand and local branch
center located on approximately 10.4 acres in the City of Azusa. The City Council has
previously adopted a Specific Plan (SP-8) and accompanying Environmental Impact Report
(EIR) for the proposed project. DIMC has requested various changes to the approved
building locations, elevations, floor plans, grading, and circulation necessitating an
amendment to the Specific Plan. These amendments do not change the overall intent of the
project or use. The proposed actions opens the public hearing and adopts a resolution
approving amendments to SP-8 to allow site plan and design modifications related to the
project.
RECOMMENDATION
Staff recommends that the City Council take the following actions:
1) Open the Public Hearing, receive public testimony, close the Public Hearing; and
2) Adopt Resolution No. 2016-C65 approving an Addendum to the Dhammakaya
International Meditation Center Environmental Impact Report (SCH 2014121060)
and the Dhammakaya International Meditation Center Specific Plan Amendment (SP-
8) to allow site plan and design modifications to the meditation building,
Organizational Housing (dormitory buildings), and support infrastructure and
landscaping.
3) Adopt Resolution No. 2016-C66 approving Design Review No. DR-2016-12.
APPROVED
COUNCIL MEETING
10/17/16 will be revised
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 2 of 20
BACKGROUND
On April 10, 2013, the City received an application from the Dhammakaya International
Meditation Center (DIMC) for a Specific Plan and Draft Environmental Impact Report as the
entitlement documents to facilitate a master plan for the development of a mediation center
on approximately 12 acres of land. The project included the construction/operation of a new
meditation building and support infrastructure, replacement of the existing dormitories by
new residential structures, and the installation of landscaping.
On July 29, 2015, the Planning Commission adopted Resolution Nos. 2015-23 and 2015-24,
recommending the City Council certify the Environmental Impact Report (EIR) and approve
the Dhammakaya International Meditation Center Specific Plan (SP-8) and Zone Change
from INS (Institutional/School) to SP-8 with the following revision:
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.
On September 8, 2015, the City Council approved Resolution No. 2015-C40 certifying Final
Impact Report (SCH 2014121060) and introduced Ordinance No. 2015-08 approving the
DIMC SP-8 and a Zone Change from INS (Institutional/School) to SP-8 (Specific Plan 8-
Dhammakaya International Meditation Center). On September 21, 2015, the City Council
conducted a second reading and adopted Ordinance No. 2015-08 approving the Project.
On September 14, 2016, the Planning Commission recommended to the City Council that
City Council adopt and approve the Addendum, adopt the Specific Plan Amendment (SP-8),
and approve the Dhammakaya International Mediation Center Design Review (DR-2016-12).
Notice of the October 17, 2016 City Council public hearing was published in the San Gabriel
Valley Tribune on Saturday, October 6, 2016.
DISCUSSION
The DIMC is a non-profit organization that teaches meditation through Buddhism, with its
headquarters in Thailand and a local branch center located on approximately 10.4 acres, at
865 E. Monrovia Place, Azusa. The DIMC compound currently contains the main house (the
Dhammakaya Retreat House/MacNeil Mansion), eight separate Organizational Housing
buildings with 70 rooms that can house 140 people, an outbuilding (Montserrat building) for
meetings and classrooms, landscaping, gardens, and parking. A second outbuilding (Xavier
Center) previously located in the southeast corner of the property was demolished in March
2016.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 3 of 20
Specific Plan
The DIMC Specific Plan provides land uses, onsite circulation and parking, landscaping, and
a stormwater detention/water quality basin. In addition, the Specific Plan identifies existing
structures and facilities to be demolished as part of the Plan’s implementation. Development
standards and design guidelines are included as well.
The proposed project includes the demolition of the eight one-story Organizational Housing
structures. No changes to the MacNeil Mansion are proposed. The proposed project will
include the construction of an approximately 81,398-square-foot Meditation Hall, eight one-
and two-story Organizational Housing buildings (to house up to 224 temporary guests and
staff members), a 742-square-foot storage/workshop building, a 9,973-square-foot
stormwater detention/water quality basin, a fire access road, 277 parking spaces, landscaping,
and a new formal garden. The project will be implemented in stages, starting with site
preparation and grading for the entire site followed by the construction of the Meditation
Hall. The remainder of the project will occur over a period of up to ten years. No changes to
the operational thresholds are proposed; the project will continue to support ceremonies up to
700 attendees and provide Organizational Housing for 224 persons.
An amendment to the Specific Plan (SP8) is required due to the extensive text and exhibit
revisions proposed to the approved building locations, elevations, floor plans, grading, and
circulation. These amendments do not change the overall intent of the project or use.
Descriptions of the revisions are provided below.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 4 of 20
Design
Attributes Entitled Revision Purpose Meditation Hall 69,179 square-foot
meditation hall located
in the southeast portion
of the Dhammakaya
property. The proposed
meditation hall will
have a first and second
floor, a mezzanine
level, and a roof level.
Primary entry to the
Meditation Hall occurs
by way of a grand
stairway to the second
floor. The entry is open
above, covered by a
glass ceiling, to allow
natural light.
Footprint remains the same
however, due to the
elimination of the open
courtyard design; the total
building square feet is
approximately 81,398.
Further, the interior floor
plan layout was revised; it
includes:
First floor - a full
kitchen, additional
ancillary rooms (exhibit
and video room,
library/resource room,
and classrooms).
Second floor - increased
the width of the
processional walkway
from 12’ to 16’ wide, an
addition of a meditation
room, and an exterior
egress balcony.
Mezzanine floor -
mezzanine converted to
a third floor plan.
Replaced a
library/exhibition room
with a video/sound
studio.
The Entry covered by a glass
ceiling, was removed to
accommodate the floor area
for meditating, however the
entry remains light and open
with the use of large
windows added on the south
elevation. Added an exterior
egress balcony, and a VIP
drop off area at northern
most portion of the building
that provides direct access
onto the second floor.
Original design did not provide
sufficient floor space per person
for meditating; specifically, the
amount of space per person was
not large enough for a person to
sit in a meditating position
while another person walked
along the row of meditators. As
a result, DIMC proposes to
expand the square footage of
the meditation area. Other
changes to the Meditation Hall
floor plans occurred from
internal programming changes,
and structural and building code
requirements.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 5 of 20
Meditation Hall –Roof top Outdoor Meditation
Hall – the roof provides
a large open area to
hold outdoor meditation
and ceremonies. A
Buddha Sculpture is
located at the northern
end of the roof, raised
on a platform and
partially enclosed by a
clam shell structure.
Total overall height to
top of clam shell
measures 67 feet 2
inches.
An eight-foot-tall
screen fence surrounds
the roof to provide
safety and privacy.
The Buddha sculpture and
clamshell are replaced with
a Lotus Sculpture, reducing
the overall height of the
Meditation Hall structure to
61 feet 6 inches. Skylights
are removed and the eight-
foot-tall fence has been
lowered to four feet with an
additional four-foot-tall
screen fence provided on the
inside edge of the roof. The
roof top elevator is
relocated, which changes the
roof design to accommodate
the elevator overrun. Roof
gardens to remain the same.
The use of a Lotus Sculpture is
purely a ceremonial /religious
preference. The lowering of the
screen fence and the provision
of the second screen fences
accommodates the Los Angeles
County Fire Department
requirements. The elevator’s
relocation is a design
preference. Organizational Housing (Dormitory) Building Nine two-story
Organizational Housing
buildings to replace the
existing eight one-story
buildings. The proposed
Organizational Housing
will be terraced up the
existing slope behind
the MacNeil Mansion
in three rows with three
buildings in each row.
A total of 224 beds
provided.
Architecturally, the use
of shutters and a basic
block form are two
architectural elements
of the MacNeil
Mansion that should be
incorporated and color
and texture are two
other important
elements of the
MacNeil Mansion that
should be
complemented.
Six two-story and two
single-story Organizational
Housing buildings are
proposed (no change in bed
total). The Organizational
Housing is located in several
small groupings along the
most northern portion of the
site. Organizational
Housing Building B located
closest to the existing
surrounding residences has
been retained as a single-
story structure.
The Organizational Housing
buildings have been
designed in a more simple
and modern style, trending
toward a mid-century
modern design using clean
straight lines, use of glass,
with flat to slightly sloping
shed roofs to maintain low
massing and simplicity to
the structure.
The original site plan required
quite extensive grading and
vegetation removal to
accommodate the
Organizational Housing design.
One of the revised site plan’s
purposes is to reduce landform
alternation and retain more
trees by locating the new
Organizational Housing
buildings in the same general
location as the existing
Organizational Housing
buildings. The purpose of the
mid-century modern design is
to provide a simpler
architecture that helps reduce
massing and complements the
setting created by the MacNeil
Mansion.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 6 of 20
Workshop Building The project calls for the
demolition of the
defunct swimming
pool/rose garden and
the construction of a
workshop building
below the former
pool/rose garden site.
The Conditions of
Approval require a
decorative outline of
the pool be included on
top of the workshop
building and the
inclusion of a plaque
describing the pool’s
relationship to the
MacNeil Mansion, its
location, and
construction materials.
The revised site plan moves
the workshop building to the
north portion of the site and
keeps the historic pool as a
rose garden. The pedestrian
bridge linking the MacNeil
Mansion and the second
floor of the Meditation Hall
is eliminated.
Several reasons for these
changes:
The cost and effort to
remove, save, and rebuild
the concrete balustrade
wall around the pool was
cost prohibitive and risk of
damage high.
Slight revisions and
adjustments to the
Meditation Hall allowed
for construction of a
retaining wall below the
pool/rose garden without
impacting the Meditation
Hall or restricting access.
The fire access road’s
relocation to accommodate
the revised Organizational
Housing site plan would
require retaining walls
along the fire access road’s
north side; thus, providing
an opportunity to locate
and construct the workshop
building into the hillside
with an integrated retaining
wall just north of the fire
access road. Placing the
workshop building in this
location requires a minor
increase in retaining wall
height compared to if the
building were placed
elsewhere.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 7 of 20
Parking and Circulation The Development
Plan identifies 277
parking spaces located
in three general areas:
In and around the
Meditation Hall (130
spaces), in front of the
MacNeil Mansion (69
spaces), and in the
northwest corner of the
property (78 spaces). A
valet drop off area will
connect to the existing
driveway off of
Monrovia Place. The
circulation provided a
loop system around the
exterior boundaries of
existing and proposed
structures. A new entry
drive from East
Monrovia Place with a
landscaped median
provides a well-
identified entry to the
property.
No change to the 277
parking spaces is proposed.
A reconfigured fire access
road with hammer-head
turnarounds is provided
north of the Meditation Hall
and north of Organizational
Housing Building D. VIP
valet and parking is
proposed near the northeast
corner of the Meditation
Hall. The landscape median
for the new entry drive from
East Monrovia Place is
removed and replaced with
enhanced paving.
The fire access road was
revised to comply with grade
requirements, minimum widths,
and distance from the buildings.
An exception has been granted
by Los Angeles County Fire
Department for the lower
portion of the existing
driveway, which has a width of
23 to 25 feet so as to avoid
impact to existing vegetation.
The width of the entry drive
from Monrovia Place
encroached into the detention
space, which encroached on
parking spaces. The DIMC
Specific Plan stated 277
parking spaces were provided
but the site plan only showed a
total 268 spaces. Therefore, the
landscape median was
eliminated in order to reduce
the width of the entry drive and
to accommodate the 277
parking spaces as proposed.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 8 of 20
Stormwater Detention/Water Quality Basin A stormwater
detention/water quality
basin is proposed in
the southeast corner of
the site in order to
collect runoff from the
project site. The
landscaping includes a
mix of native grasses
and low shrubs within
the basin that provides
water treatment
benefits through
absorption of nutrients,
metals, and bacteria
present in storm water.
A shrub mix surrounds
the upper portion of
the detention basin
slopes for screening.
The slopes of the
detention basin are 3:1
or flatter. To avoid
safety concerns, a six-
foot-high wrought iron
or tubular steel fence
will enclose the basin.
The basin design will occur
on the east side of the entry
drive, with smaller bio-
swales possibly being
located on the west side of
the new entry to the
Meditation Hall and the west
side of the existing
driveway. The landscaping
proposed on the bottom of
the basin has been
eliminated and designed
with a special media filter
that removes pollutants. As
runoff enters the basin, the
flows infiltrate through the
pervious media filter, which
provides treatment. Sub-
drains capture the water and
convey the flows to a storm
drain pipe. The 3:1 slopes
or less surrounding the
detention basin will be
provided and the sides of the
basin will be vegetated with
native grasses providing
additional water treatment
benefits through absorption
of nutrients, metals, and
bacteria. The perimeter
fence eliminated.
Changes to the basin location
and size were due to planning
and aesthetics. The proposed
special media filter provides a
cleaner and more efficient
percolation system then the sole
use of native grasses and low
shrubs. The proposed safety
fencing was not required and
was therefore removed for
aesthetics.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 9 of 20
Landscape / Gardens Several oak trees are
proposed to be
incorporated into the
landscaping
surrounding the new
Meditation Hall.
Jacaranda trees are
proposed in tree wells
placed between the
Organizational Housing
buildings and the
intersection of stairs
and walking paths to
provide landscape focal
points, shade, and
softness. The grade in
front of the MacNeil
Mansion will be raised
and a circular fountain
will be constructed in
the center with new turf
to create a manicured
entry statement. A new
reflecting pool will be
located south of the
proposed fountain. The
proposed reflecting
pool will be 18 inches
deep and will be
constructed to resemble
the original pool
located to the east.
Canopy shade trees, accent
palm trees, and vertical trees
are proposed around the
Meditation Hall. Jacaranda
trees to be eliminated. A
new formal courtyard with a
circular radial design
providing functional space
for exercise and outdoor
activities is proposed in
front of the MacNeil
Mansion. New low formal
garden walls will enclose the
courtyard to define the space
and new trees to enhance the
courtyard. New formal stairs
will replace the small garden
type stairs at the center of
the MacNeil Mansion and a
new ADA handicap ramp
will be provided to link the
Courtyard to the Rose
Garden area and provide
access between the second
floor Meditation Hall and
the MacNeil Mansion.
The existing historic pool/
rose garden and the concrete
balustrade wall around the
pool will remain as existing
and the construction of a
new reflecting pool
eliminated.
Various shade and upright trees
are provided around the
Meditation Hall to provide
shading and vertical elements to
soften building mass and
provide privacy. Due to the
revised Organizational Housing
site plan; the Jacaranda trees are
no longer necessary.
Additionally, due to the
prohibitive cost and effort to
remove, save, and rebuild the
concrete balustrade wall around
the pool, the workshop building
is proposed to be relocated to
the north portion of the site
preserving in place the existing
historic pool/rose garden.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 10 of 20
Retaining Walls A nine-foot-tall
retaining wall along the
northern portion of the
new fire access road.
Ten-foot-tall retaining
walls along the east side
of the fire access road
and east of the
Meditation Hall. In
both locations, the
retaining walls are
designed as gravity
walls, such that the
walls are not vertical,
but rather canted back
slightly. Gravity walls
also include pockets for
planting vines to screen
the wall. The remaining
retaining wall locations
are incorporated into
the building design.
The entitled retaining walls
are eliminated and replaced
with a maximum 15-foot-
tall retaining wall north of
the fire access road and
hammerhead turnaround, up
to 13 feet in height along the
eastern portion of the site,
approximately 11 feet in
height along the parking lot
west of the Meditation Hall,
and six feet in height east of
Organizational Housing
Building H. Retaining walls
exceeding six feet in height
are located outside the 10-
foot setbacks.
The original site plan required
quite extensive grading and
vegetation removal to
accommodate the dormitory
housing design. The fire road’s
relocation to accommodate the
revised Organizational Housing
site plan increased the height
and location of required
retaining walls. Retaining walls
shall not exceed six feet in
height when visible to
neighboring properties and 15
feet in height when internally
visible. The entire wall is not
required to be covered, however
the majority of the wall shall be
screened with vegetation. Signage Entry monuments and
signage may be located
at the new drive entry
to the Meditation Hall.
The design of the Meditation
Hall building includes an
integrated logo/sign on the
south elevation as part of the
building design.
A Master Sign Plan shall be
submitted to the City of
Azusa for approval of signage
location, size, materials,
content, and lighting. The
signage may identify the
property as the Dhammakaya
International Meditation Center
and include a logo.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 11 of 20
Development Plan Phasing Implementation of the
Development Plan
would occur in a single
phase, beginning with
demolition of the
Xavier Center, existing
dormitory buildings,
parking lots, and the
Montserrat building.
Site preparation and grading
would occur in a single
phase for the entire site.
Following grading, the
Meditation Hall would be
the first building
constructed. Prior to the
opening of the Meditation
Hall, the parking lot will be
reconfigured to provide 238
parking spaces, the fire lane,
surrounding landscaping,
and detention basin will be
completed. Construction of
the Organizational Housing
buildings and associated
landscaping will be based on
available funding and occur
over a 10 year period.
Following the
reconfiguration and
installation of the parking lot
in front of the MacNeil
Mansion, parking lot
landscaping shall be
installed at the same time.
Installation of the hard and
softscape improvements in
front of the MacNeil
Mansion represent a
separate phase not tied to
building construction. The
landscape improvements to
the east of the parking lot in
front of the MacNeil
Mansion shall occur within
2 years following the
reconfiguration and
installation of the new
parking lot in front of the
Mansion.
The Xavier Center previously
located in the southeast corner
of the property was demolished
in March 2016. Originally, the
DIMC anticipated the
demolition, grading, and
construction of the
improvements would occur
over a span of approximately
one year, beginning mid 2016
with the construction of the
Meditation Hall and
Organizational Housing
overlapping. However, due to
available funding, the
construction of the Meditation
Hall would occur first and the
construction of the
Organizational Housing to
occur over a 10 year period.
Due to the DMIC Amendment relocating the workshop building to the north portion of the
property and leaving the pool in place, Conditions of Approval Number 14 is no longer
applicable. Staff recommends the condition be revised as follows:
The pool/rose garden shall remain in place and be maintained with additional fencing around
the balustrade to meet City safety standards.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 12 of 20
Environmental Review
In September 2015, the City certified a Final Environmental Impact Report (Final EIR) for the
Dhammakaya International Meditation Center (DIMC) Specific Plan. The Final EIR was
prepared and certified pursuant to the California Environmental Quality Act (Pub. Resources
Code, § 21000 et seq.) (“CEQA”) and the State CEQA Guidelines (Cal. Code Regs., § 15000 et
seq.).
The Final EIR analyzed 17 environmental topics and identified 11 environmental topics as
potentially affected by the implementation of the proposed project (Aesthetics, Air Quality,
Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous
Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Transportation and
Traffic, and Utilities and Service Systems).
The Final EIR also included mitigation measures to lessen potentially significant impacts for
Air Quality, Cultural Resources, Geology and Soils, and Land Use and Planning impacts to a
level of less than significant. As such, the 2015 DIMC Specific Plan EIR concluded that the
DIMC Specific Plan project would not result in any significant unavoidable impacts. The
certified Final EIR was not legally challenged and thus is presumed valid in accordance with
Public Resources Code section 21167.2.
State CEQA Guidelines section 15164 requires lead agencies to prepare an addendum to a
previously certified EIR if some changes or additions to the project are necessary, but none
of the conditions requiring preparation of a subsequent EIR are present. Pursuant to Public
Resources Code section 21166 and State CEQA Guidelines section 15162, a subsequent EIR
would be required if any of the following conditions have occurred:
a) Substantial changes in the project have occurred that would require major revisions of
to the certified Final EIR due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; and
b) Substantial changes with respect to the circumstances under which the original Final
EIR was certified or the project was approved that would require major revisions of
the Final EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of the previously identified significant effects; and
c) New information of substantial importance has come to light that was not known and
could not have been known with the exercise of reasonable diligence at the time the
Final EIR was certified, showing any of the following: (i) that the DICM Specific
Plan would have one or more significant effects not discussed in the certified Final
EIR; (ii) that significant effects previously examined would be substantially more
severe than shown in the Final EIR; (iii) that mitigation measures or alternatives
previously found not to be feasible would in fact be feasible and would substantially
reduce one or more significant effects, but the applicant declined to adopt such
measures; or (iv) that mitigation measures or alternatives considerably different from
those previously analyzed would substantially reduce one or more significant effects
on the environment, but which the applicant declined to adopt.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 13 of 20
The proposed Addendum, describes in detail the differences between the Amended DIMC
Specific Plan (proposed) and the 2015 DIMC Specific Plan as well as the differences in
environmental impacts and mitigation conclusions (Sections 2 and 3). Based upon the
substantial evidence contained within the Addendum, the certified Final EIR, and the whole
of the administrative record, City staff has concluded that none of the conditions identified in
Public Resources Section 21166 and State CEQA Guidelines section 15162 have occurred.
Therefore, no subsequent environmental review is required, and an addendum is the
appropriate environmental documentation.
Future development projects or development phases within the Specific Plan boundaries that
are consistent with the Specific Plan Amendment will require either no further environmental
documentation or, in special cases, focused environmental analysis and action as required by
Public Resources Section 21166 and State CEQA Guidelines section 15162.
REQUIRED ENTITLEMENTS
The proposed project would require the following entitlements and Findings of Fact:
Specific Plan Amendment
Design Review
Specific Plan Amendment
Compliance with the California Environmental Quality Act. State CEQA Guidelines section
15164 requires lead agencies to prepare an addendum to a previously certified EIR if some
changes or additions to the project are necessary, but none of the conditions requiring
preparation of a subsequent EIR are present. The Planning Commission has reviewed and
considered the certified Final EIR for the DIMC Specific Plan, the proposed Addendum to
the same, and the administrative record as a whole and recommends that the City Council
find that those documents taken together contain a complete and accurate reporting of all of
the environmental impacts associated with the proposed Specific Plan Amendment. The City
Council finds that the Addendum and administrative record have been completed in
compliance with CEQA, the State CEQA Guidelines, and the City’s Local Guidelines. The
City Council finds and determines that the Addendum reflects the City’s independent
judgment.
Findings Regarding Environmental Impacts. Based on the substantial evidence set forth in
the administrative record, including but not limited to the Addendum, the City Council find s
that none of the conditions under Public Resources Code section 21166 and State CEQA
Guidelines section 15162 requiring subsequent environmental review have occurred because
the proposed Specific Plan Amendment:
a) does not constitute substantial changes that would require major revisions of to the
certified Final EIR due to the involvement of new significant environmental effects or
a substantial increase in the severity of previously identified significant effects; and
b) does not constitute substantial changes with respect to the circumstances under which
the DIMC Specific Plan was adopted that would require major revisions of the Final
EIR due to the involvement of new significant environmental effects or a substantial
increase in the severity of the previously identified significant effects; and
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 14 of 20
c) does not present new information of substantial importance that was not known and
could not have been known with the exercise of reasonable diligence at the time the
Final EIR was certified, showing any of the following: (i) that the DIMC Specific
Plan would have one or more significant effects not discussed in the certified Final
EIR; (ii) that significant effects previously examined would be substantially more
severe than shown in the Final EIR; (iii) that mitigation measures or alternatives
previously found not to be feasible would in fact be feasible and would substantially
reduce one or more significant effects, but the applicant declined to adopt such
measures; or (iv) that mitigation measures or alternatives considerably different from
those previously analyzed would substantially reduce one or more signifi cant effects
on the environment, but which the applicant declined to adopt.
Based upon the above findings, the City Council adopts and approves the Addendum.
Design Review
1. The project is consistent with the intent and provisions of the City’s General Plan, applicable
portions of the Zoning Ordinance, including findings for Development Review/ Precise
Plan.
As conditioned, the proposed project fully complies with the (DIMC) Specific Plan,
which is consistent with the General Plan, and applicable portions of the Zoning
Ordinance. The DIMC Property has a land use designation of Institutional/School,
which allows for religious, meeting, school, and government land uses. 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.
2. The proposed project is in substantial conformance with this Specific Plan.
Detailed review of the development plans for construction of the meditation building,
Organizational Housing, and support infrastructure and landscaping meet the
applicable development standards, design guidelines, and the vision of the DIMC
Specific Plan. Substantial compliance has been achieved.
3. The proposed project does not unreasonably interfere with the use or enjoyment of property
in the vicinity.
The modifications to the DIMC Property will not change the current use of the
Property, which has been operating consistently for 17 years. With the adherence to
the conditions of approval, the proposed project complies with the design guidelines
of the Specific Plan, which have been designed to be harmonious and compatible with
the existing uses on site and off site, ensuring compatibility with surrounding
properties in the vicinity.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 15 of 20
4. The proposed project does not adversely affect the public peace, health, safety, or general
welfare.
An Environmental Impact Report with mitigation measures has been prepared and
certified in September 2015. The mitigation measures serve to prevent adverse
impacts on surrounding sensitive land uses and service systems. The document
adopted five mitigation measures to reduce the potentially significant adverse effects
to a less than significant level. The EIR Addendum concludes that the proposed
DIMC Specific Plan project would not contribute to any new significant unavoidable
impacts, consistent with Section 15162(a) of the CEQA Guidelines. None of the less
than significant impacts with mitigation incorporated in the Addendum involves a
new or more severe impact than those identified in the 2015 SP EIR.
5. The project provides architectural design, building massing and scale appropriate to and
compatible with the site surroundings and the community;
The proposed project consists of an approximate 81,398-square-foot Meditation Hall,
eight one- and two-story Organizational Housing buildings (to house up to 224
temporary guests and staff members), a 742-square-foot storage/workshop building,
and on-site auxiliary improvements within the DIMC Property.
The proposed Meditation Hall and Organizational Housing buildings are design to
support and enhance the existing MacNeil Mansion, which embodies a French
Eclectic style architecture. The Meditation Hall is located in the southeast portion of
the DIMC property along the lowest elevation point on the property. Architecturally,
the Meditation Hall will consist of smooth plaster with contrasting stone accents,
large glass features, and balusters to match the MacNeil Mansion. The roof top
includes a Lotus Sculpture resulting in an overall height of 61 feet 6 inches. The use
of vertical garden/green-screen, metal lattice, glass, balusters, and balconies reduces
the mass of the structure and provides architectural design compatible with the site
surroundings and community.
Eight single- and two-story Organizational Housing buildings are proposed in the
general location of the existing dormitory footprints on the northern portion of the
DIMC property. The proposed architecture is mid-century modern design using clean
straight lines, use of glass, with flat to slightly sloping shed roofs maintaining low
massing and simplicity to the structure, appropriate in scale and compatibility with
the historical setting of the MacNeil Mansion and with the site surroundings and
community.
The single-story workshop building is located near the northeast portion of the
property and is nestled into the slope, further integrating the building into the
landscaping and reducing visibility from surrounding areas.
The Specific Plan includes design guidelines and development standards to provide
for aesthetic, cohesive, and quality development. As proposed, the project is
consistent with the DIMC Specific Plan.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 16 of 20
6. Provides attractive and desirable site layout and design, including, but not limited to,
building arrangement, exterior appearance and setbacks, drainage, fences and walls,
grading, landscaping, lighting, signs, etc.;
The proposed project will be constructed to meet the design guidelines and
development standards of the DIMC Specific Plan and the California Building
Standards Code. The MacNeil Mansion, including the Neff Chapel, is designated as a
historic structure by the City and therefore requires City approval for any
modifications.
The 10.4-acre site provides ample area for circulation, parking, and landscaping. As
proposed, the project provides attractive and desirable site layout and design,
including architectural design diversity, building orientation so as to not impact the
existing MacNeil Mansion and surrounding neighbors, warm off white colored
plaster, enhanced design details, and varied building mass to architecturally
complement the surrounding sites and neighborhood.
Several retaining walls are proposed throughout the site. Retaining walls visible to
neighboring properties shall not exceed six feet in height and retaining walls visible
internally to the project site shall not exceed 15 feet in height. To soften the
appearance of the walls, planting will be provided either in front of the walls or along
the top with cascading vines.
A Preliminary Landscape plan is provided and designed to complement the existing
landscaping and incorporate trees that qualify for relocation based on the arborist’s
assessment. The existing historic pool/rose garden will be maintained and a new
formal courtyard to the west is proposed in front of the MacNeil Mansion improving
the aesthetics and providing functional space for exercise and outdoor activities. The
existing landscaping, especially the dense gardens along the current entry driveway
will remain largely untouched. A final landscape plan shall be approved by the City.
Outdoor lighting, including up-lighting and narrow beam LED lighting directed on
the Lotus Sculpture is proposed without spill to adjoining residences. All light shall
be directed away from surrounding residences and roadways, and light spill-over shall
be confined to the property. Lighting on the roof of the Meditation Hall shall only be
used during ceremonies and special events. A lighting plan shall be submitted to the
City for review and approval prior to construction.
7. Provides efficient and safe public access, circulation and parking;
The proposed project is served by two access points from East Monrovia Place; an
existing gated entry near the east property line and a new main entry drive near the
west property line. Enhanced paving is proposed at the new entry drive from East
Monrovia Place and at pedestrian access walkways. The site plan includes new fire
access roads with hammerhead turnarounds north of the Organizational Housing
(Building D) and Meditation Hall, and a total of 277 parking spaces throughout the
property site. VIP valet and parking is proposed near the northeast corner of the
Meditation Hall. As proposed, the site provides efficient and safe public access,
circulation and parking.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 17 of 20
8. Provides appropriate open space and landscaping, including the use of water
efficient landscaping;
The project site is currently generously landscaped with various landscaping, palms,
walkways, and variety of outdoor spaces providing seclusion and privacy for
enhanced meditation and reflection. To maintain the pastoral and serene setting, the
proposed site plan preserves as much of the existing gardens as possible; creates a
complimentary landscape plan for the new buildings; and enhances the area in front
of the MacNeil Mansion into a more formal setting that complements the architecture
of the site. A final landscape plan shall be approved by the City and be subject to the
City of Azusa Water Efficient landscape regulations.
9. Is consistent with the General Plan any applicable specific plan, development
agreement, and/or any previously approved planning permit;
The project site is zoned SP-8 and designated Institutional per the General Plan Land
Use. The existing and proposed uses on the project site will remain consistent with
the Institutional designation.
10. Complies with all applicable requirements of the Development Code, and any other
adopted City design standards, guidelines, and policies.
The Specific Plan establishes development standards specific to the property based on
site conditions, provide for the phasing of project improvements, and establish
restrictions on the future use of the improvements. The proposed project is consistent
with the DIMC Specific Plan, applicable Development Codes, and all other adopted
City design standards, guidelines, and policies.
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 Amendment 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 Amendment 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.
Move the “activity” center of the DIMC retreat (that currently occurs
in the MacNeil Mansion) to the central/southern portions of the
Property, which would allow the MacNeil Mansion and Organizational
Housing to function as the very “quiet” area in the northern part of the
Property.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 18 of 20
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 Organizational Housing to provide housing for guests
and staff that meet current earthquake standards and have updated
plumbing, electrical, heating, and cooling systems.
Maintain the historic value of the MacNeil Mansion by siting 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 maintain the historic pool as a rose garden 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 Prope rty
has a land use designation of Institutional/School, which allows for religious,
meeting, school, and government land uses.
The following provides an assessment of consistency between the City’s goals
and objectives of the current General Plan and the DIMC Specific Plan
Amendment. The proposed Specific Plan Amendment is consistent with and
implementation of the General pertaining to Chapter 3: The Built
Environment – Land Use Goals and Policies (Goal 1, Policies 1.1 and 1.2);
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 19 of 20
Public and Institutional Uses (Goal 7, Policies 7.1, 7.2, and 7.9); Linkage of
Development with Supporting Infrastructure and Public Services (Goal 9,
Policies 9.1 and 9.2); Land Use Compatibility (Goal 10, Policy 10.2);
Building and Property Maintenance (Goal 11, Policies 11.1, 11.3, and 11.7);
Urban Form Vision Goals and Policies (Goal, Policy 1.1); Mobility Goals and
Policies (Goals 1 and 2, Policies 1.2, 1.3, and 2.2), Land Use Planning
Support of Mobility Goals (Goal 8, Policies 8.1 and 8.4), and Historic and
Cultural Resources (Goals 1 and 2, Policies 1.1 and 3.3); Chapter 5: Natural
Environment – Geology Hazards Goals and Policies (Goal 1, Policies 1.2 and
1.3); and Noise (Goal 1, Policy 1.1).
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 Addendum to the Dhammakaya International Meditation Center
Environmental Impact Report (SCH 2014121060) 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. In accordance with
CEQA Guidelines (Section 15164.d), the decision-making body needs only to
consider the Addendum along with the Final EIR prior to consideration of the
project.
FISCAL IMPACT
There is no fiscal impact associated with the recommended actions.
Dhammakaya SP-8 Amendment and EIR Addendum
October 17, 2016
Page 20 of 20
Prepared by: Reviewed and Approved:
Lisa Brownfield Kurt Christiansen, FAICP
Contract Planner Economic & Community Development Director
Reviewed and Approved: Reviewed and Approved:
Louie F. Lacasella Troy L. Butzlaff, ICMA-CM
Management Analyst City Manager
Attachments:
1) Draft Specific Plan Amendment SP-8 Resolution (Under a separate cover)
2) Draft Design Review (DR-2016-12) Resolution (Under a separate cover)
3) Redline showing proposed revisions to the Specific Plan (Under a separate cover)
4) Dhammakaya International Meditation Center Specific Plan Draft Initial Study
Addendum
5) Dhammakaya International Meditation Center Specific Plan