HomeMy WebLinkAboutD-2 Staff Report - DIMCSCHEDULED ITEM
D-2
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: JOSE D. JIMENEZ, DIRECTOR OF ECONOMIC & COMMUNITY
DEVELOPMENT DEPARTMENT
DATE: AUGUST 19, 2024
SUBJECT: FIRST READING OF AN ORDINANCE OF THE CITY OF AZUSA CITY
COUNCIL AMENDING THE DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER SPECIFIC PLAN TO REDUCE THE SCOPE OF
DEVELOPMENT WITHIN THE SPECIFIC PLAN AREA, AND ADOPTION OF
RELATED EIR ADDENDUM
BACKGROUND:
The project is located at 865 E. Monrovia Place and is the site of the existing Dhammakaya
International Meditation Center (DIMC) and the historic MacNeil mansion. The DIMC has
occupied the site since 1997 and have made several modifications since then. In 2015, the DIMC
Specific Plan was prepared with the intention of proposing new development into three phases. In
2020, the City reviewed and approved a scaled down version of the project and specific plan.
However, due to the pandemic and organizational reasons, the need for the expansive development
plan in the first two iterations of the Specific Plan has been significantly reduced resulting in the
change of design and proposal. While the reduction in scope still falls under the originally
approved umbrella, the changes in language, building setting, and intent are significant enough to
warrant a Specific Plan Amendment in order to accurately depict the plan area and visions. Thus,
in 2022, the applicant submitted proposed changes to the Specific Plan, mainly to significantly
reduce the scope of development in the DIMC Specific Plan Area.
On May 28, 2024, the Planning Commission approved Resolution No. 2024-PC07 approving the
Design Review, and recommending that the City Council adopt the proposed Specific Plan
Amendments as presented, and adopting the related EIR Addendum.
Approved
City Council
August 19, 2024
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
August 19, 2024
Page 2
RECOMMENDATIONS:
Staff recommends that the City Council take the following actions:
1) Open the public hearing, receive testimony and close public hearing;
2) Waive further reading and adopt Ordinance No. 2024-C05 of the City of Azusa City
Council amending the Dhammakaya International Meditation Center specific plan to
reduce the scope of development within the specific plan area, and adoption of related EIR
addendum
ANALYSIS:
The proposed DIMC Specific Plan Amendment proposes further modifications to the current
Specific Plan, primarily focusing on reducing the scale of the project, particularly the meditation
hall, due to reduced demand following the COVID-19 pandemic. The specific changes in the
reduced development plan include:
1. Meditation Hall:
o The hall's size is reduced to a single-story building with a total of 11,305 square
feet, significantly less than the previously approved 65,237 square feet.
o The maximum capacity will be reduced from 700 to 299 participants.
o The height of the building is reduced to 33 feet, a decrease from the previously
approved height of 60.6 feet.
2. Phased Construction:
o Phase 1: Construction of the single-story Meditation Hall, parking lot, detention
basin, and landscaping.
o Phase 2: Reconstruction and enhancement of the garden space in front of the
MacNeil Mansion.
o Phase 3: An addition of 1,805 square feet to the Meditation Hall to accommodate
a total of 299 participants.
3. Elimination of Organizational Housing: The construction of eight new organizational
housing units, previously included, is removed from the project scope.
The following matrix highlights the key differences between the original project, the subsequent
modifications, and the further reductions and changes in scope as proposed in the current
amendment. The most significant changes include a substantial decrease in the size of the
Meditation Hall, the elimination of organizational housing, and a reduction in building height and
parking spaces.
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
August 19, 2024
Page 3
The following Figures 1 through 4 illustrate the differences in the site plan for the Specific Plan
and the elevation of the Meditation Hall as currently depicted compared to the proposed
amendment. Both figures clearly show a significant reduction in scope. The development in the
proposed amendment is more compatible in size and scale with the surrounding residential areas.
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
August 19, 2024
Page 4
Figure 1. Development Site Plan in Existing DIMC Specific Plan (More development
throughout the project site)
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
August 19, 2024
Page 5
Figure 2. Development Site Plan in Proposed DIMC Specific Plan Amendment (Significant
reduction in scope of development concentrated toward the south eastern portion of the project
site)
Figure 3. Elevation for Meditation Hall in Current DIMC Specific Plan
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
August 19, 2024
Page 6
Figure 4. Elevation for Meditation Hall in Proposed DIMC Specific Plan Amendment
(Significant reduction in size, height, number of stories)
FINDINGS OF FACTS
Pursuant to Section 88.51.070 of AMC, the Planning Commission and City Council shall be
required to make the following findings of fact before approving a zone change or Development
Code amendment:
1. That the proposed amendment is consistent with the goals, policies, and objectives of the
general plan, any applicable specific plan, development agreement, owner participation
agreement or disposition and development agreement; and
The Amended Specific Plan remains consistent with the existing land use designation for the
site, which is intended for institutional use. The Dhammakaya International Meditation Center
(DIMC) continues to operate as a meditation and educational center, which aligns with the
General Plan's land use policies for this area. Additionally, the reduction in the size of the
Meditation Hall and the elimination of new organizational housing do not alter the primary
function of the site, maintaining its intended use as outlined in the General Plan.
The amendments to the DIMC Specific Plan are consistent with the goals, policies, and objectives
of the General Plan. The project’s modifications support the General Plan’s goals of land use
compatibility, community character preservation, environmental sustainability, and efficient use
of public services and infrastructure. The reduction in the scale of development further aligns the
project with the community’s long-term vision as outlined in the General Plan.
2. That a proposed specific plan will not adversely affect surrounding properties.
The proposed specific plan amendments include a significant reduction in scope for development
in the Specific Plan area in terms of size of structures, removal of organizational housing, reduction
in footprint of development, and more compatible with the surrounding residential properties.
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
August 19, 2024
Page 7
Therefore, the proposed Development Code amendments would not adversely affect surrounding
properties.
PUBLIC NOTICE
The item was published in the San Gabriel Tribune on August 9, 2024. Staff has not received any
comments regarding the notice.
ENVIRONMENTAL REVIEW
ENVIRONMENTAL DETERMINATION: Consistent with DIMC EIR Addendum No. 3
In accordance with Section 88.50.070 of AMC, every proposed project must be reviewed as
required by the California Environmental Quality Act (CEQA) to determine whether the project is
exempt from the requirements of CEQA or not a “project” as defined by CEQA, whether a negative
declaration may be issued, or whether an environmental impact report (EIR) is required. In this
case, when taking subsequent discretionary actions in furtherance of a project for which an EIR
has been certified, the City is required to review any changed circumstances under Public
Resources Code section 21166 and State CEQA Guidelines section 15162 to determine whether
additional environmental review is required. In light of the proposed changes made to the project,
these modifications will not result in new significant environmental effects or a substantial increase
in the severity of previously identified significant effects that were previously disclosed in the
Specific Plan EIR and the 2016 Addendum No. 1 to the EIR, and therefore no subsequent EIR or
mitigated negative declaration is required. The proposed changes would nonetheless necessitate
minor changes or additions to the Specific Plan EIR and the 2020 Addendum No. 2 to the EIR and
thus, the City has prepared Addendum No. 3 to the EIR pursuant to State CEQA Guidelines section
15164.
FISCAL IMPACT:
The proposed Development Code Amendments do not have a fiscal impact.
Prepared by: Reviewed by:
Knarik Vizcarra Jose D. Jimenez,
Planning Manager Director of Economic & Community Development
Fiscal Review by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
Attachments:
1) Draft Ordinance and Proposed Amended Specific Plan
2) EIR Addendum
ORDINANCE NO. 2024-05
AN ORDINANCE OF THE CITY OF AZUSA CITY COUNCIL AMENDING THE
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER (DIMC) SPECIFIC PLAN
TO IMPLEMENT A NEW THREE PHASED REDUCED SCOPE DEVELOPMENT PLAN
AND RELATED EIR ADDENDUM NO. 3 FOR THE PROJECT PROPOSED AT 865 E.
MONROVIA PLACE, AZUSA, CALIFORNIA, 91702
WHEREAS, the City of Azusa, California (the “City”) is a municipal corporation,
duly organized under the constitution and laws of the State of California; and
WHEREAS, California Government Code, Section 65800 et seq. authorizes the
adoption and administration of zoning laws, ordinances, rules and regulations by cities as
a means of implementing the General Plan; and
WHEREAS, WHEREAS, on September 8, 2015, the City Council for the of City of
Azusa adopted the Dhammakaya International Meditation Center (“DIMC”) Specific Plan;
and
WHEREAS, on December October 17, 2016, the City Council for City of Azusa
adopted Addendum No. 1 to the DIMC Specific Plan EIR, and adopted the Specific Plan
Amendment (“SPA No. 1”) to allow site plan and design modifications to the Project; and
WHEREAS, on January 2022, the City of Azusa received a Design Review and
Specific Plan Amendment application do significantly reduce the development plan for
the DIMC Specific Plan area in terms of scope, size, and scale to reflect changing needs
of the organization; and
WHEREAS, on May 28, 2024, the Planning Commission of the City of Azusa
adopted a resolution approving the Design Review and recommending that the City
Council approve an Ordinance adopting the proposed DIMC Specific Plan Amendments
and related EIR Addendum.
WHEREAS, all other legal prerequisites to the adoption of this Ordinance have
occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA,
CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The above recitals are true and correct
and are incorporated herein by this reference.
SECTION 2. 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 City
Attachment 1
Council 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 finds
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
Planning Commission further recommends that the City Council find that the Addendum
and administrative record have been completed in compliance with CEQA, the State
CEQA Guidelines, and the City’s Local Guidelines. The Planning Commission further
recommends that the City Council find and determine that the Addendum reflects the
City’s independent judgment.
SECTION 3. The DIMC Specific Plan is hereby amended to read in its entirety as
shown in Exhibit A attached.
SECTION 5. Pursuant to Section 88.51.070 of AMC, the Planning Commission
and City Council shall be required to make the following findings of fact before approving
a Specific Plan amendment:
1. That the proposed amendment is consistent with the goals, policies, and
objectives of the general plan, any applicable specific plan, development
agreement, owner participation agreement or disposition and development
agreement; and
The Amended Specific Plan remains consistent with the existing land use
designation for the site, which is intended for institutional use. The Dhammakaya
International Meditation Center (DIMC) continues to operate as a meditation and
educational center, which aligns with the General Plan's land use policies for this area.
Additionally, the reduction in the size of the Meditation Hall and the elimination of new
organizational housing do not alter the primary function of the site, maintaining its
intended use as outlined in the General Plan.
The amendments to the DIMC Specific Plan are consistent with the goals, policies,
and objectives of the General Plan. The project’s modifications support the General Plan’s
goals of land use compatibility, community character preservation, environmental
sustainability, and efficient use of public services and infrastructure. The reduction in the
scale of development further aligns the project with the community’s long-term vision as
outlined in the General Plan.
2. That a proposed specific plan will not adversely affect surrounding
properties.
The proposed specific plan amendments include a significant reduction in scope
for development in the Specific Plan area in terms of size of structures, removal of
organizational housing, reduction in footprint of development, and more compatible with
the surrounding residential properties. Therefore, the proposed amendments would not
adversely affect surrounding properties.
SECTION 6. Custodian of Records. The documents and materials that constitute
the record of proceedings on which this Ordinance is based are located at the City Clerk’s
office located at 213 E. Foothill Blvd., Azusa, CA 91702. The custodian of these records
is the City Clerk.
SECTION 7. Severability. If any section, sentence, clause or phrase of this
Ordinance or the application thereof to any entity, person or circumstance is held for any
reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not
affect other provisions or applications of this Ordinance which can be given effect without
the invalid provision or application, and to this end the provisions of this Ordinance are
severable. The City Council of the City of Azusa hereby declares that it would have
adopted this Ordinance and each section, sentence, clause or phrase thereof,
irrespective of the fact that any one or more section, subsections, sentences, clauses or
phrases be declared invalid or unconstitutional.
SECTION 8. Effective Date. This Ordinance shall become effective thirty (30)
days following its adoption.
SECTION 9. Publication. The City Clerk shall certify to the adoption of this
Ordinance. Not later than fifteen (15) days following the passage of this Ordinance, the
Ordinance, or a summary thereof, along with the names of the City Council members
voting for and against the Ordinance, shall be published in a newspaper of general
circulation in the City of Azusa.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Azusa,
California, at a regular meeting of the City Council held on the 19th day of August, 2024,
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
City of Azusa
________________________________
Robert Gonzales, Mayor
ATTEST:
________________________________
Jeffrey L. Cornejo, Jr, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
_______________________________
Marco A. Martinez, City Attorney
CERTIFICATION
I, Jeffrey L. Cornejo, Jr, City Clerk of the City of Azusa, do hereby certify that the
foregoing Ordinance No. 255 is the actual Ordinance No. 255 that was introduced at a
regular meeting of said City Council on the 6th day of May, 2024 and was finally passed
and adopted not less than five (5) days thereafter on the ____ day of _____________,
2024 by the following vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Jeffrey L. Cornejo, Jr, City Clerk
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Dhammakaya International Meditation Center
SPECIFIC PLAN
PREPARED FOR:
City of Azusa
213 E. Foothill Boulevard
Azusa, California 91702
PREPARED BY:
Carlson Strategic Land Solutions
27134A Paseo Espada
Suite 323
San Juan Capistrano, California 92675
Azusa, California
Approved: September 8, 2015
Amendment 1 Approval: October 17, 2016
Amendment 2 Approval: April 23, 2020
Amendment 3 Draft: February 23, 2024
Exhibit "A"
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
i
Table of Contents
Section 1. Introduction
1.1 Vision for the Future .............................................................................................. 1-1
1.2 Purpose and Organization of the Specific Plan .................................................... 1-6
1.3 History of the Site .................................................................................................. 1-6
1.4 Relationship of Specific Plan to the Existing General Plan .................................. 1-11
Section 2. Existing Site Conditions
2.1 Topography ............................................................................................................ 2-1
2.2 Buildings ................................................................................................................. 2-1
2.3 Gardens .................................................................................................................. 2-3
2.4 DIMC Operations ................................................................................................... 2-3
2.5 Parking .................................................................................................................. 2-7
2.6 Utilities ................................................................................................................... 2-8
Section 3. Development Plan
3.1 Phasing and Development Plan ............................................................................. 3-1
3.2 Meditation Hall ....................................................................................................... 3-1
3.3 Landscape Gardens ................................................................................................ 3-5
3.4 Walls, Fencing, and Signage .................................................................................. 3-19
3.5 Parking .................................................................................................................... 3-20
3.6 Utilities and Infrastructure .................................................................................... 3-23
3.7 Finance Plan ............................................................................................................ 3-23
Section 4. Design Guidelines
4.1 Structures ............................................................................................................... 4-1
4.2 Landscape ............................................................................................................... 4-8
4.3 Signage ................................................................................................................... 4-11
Section 5. Development Standards
5.1 Purpose ................................................................................................................... 5-1
5.2 General Provisions .................................................................................................. 5-1
5.3 Development Map ................................................................................................. 5-1
5.4 Permitted Uses ....................................................................................................... 5-2
5.4.1 Use Restrictions ............................................................................................ 5-2
5.5 Development Standards ........................................................................................ 5-3
5.6 Utilities ................................................................................................................... 5-3
5.7 Landscape ............................................................................................................... 5-4
5.8 MacNeil Mansion ................................................................................................... 5-4
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
ii
Table of Contents
Section 6. Specific Plan Implementation
6.1 Authority and Scope ............................................................................................... 6-1
6.2 CEQA Compliance .................................................................................................. 6-1
6.3 Enforcement of the Specific Plan .......................................................................... 6-2
6.4 Amendments to the Specific Plan ......................................................................... 6-2
6.4.1 Development Review/Precise Plan of Design ............................................. 6-2
6.4.2 Minor Modifications ................................................................................... 6-3
6.4.3 Applications for Minor Modifications ........................................................ 6-4
Section 7. List of Preparers .................................................................................................... 7-1
Tables
Table 1: Parking Requirements ............................................................................................... 2-7
Table 2: Parking Requirements ............................................................................................... 3-20
Table 3: Permitted Uses .......................................................................................................... 5-2
Table 4: Development Standards ........................................................................................... 5-3
Figures
Figure 1: Regional Map ............................................................................................................ 1-3
Figure 2: Vicinity Map .............................................................................................................. 1-4
Figure 3: Location Map ........................................................................................................... 1-5
Figure 4: MacNeil Mansion Detail .......................................................................................... 2-2
Figure 5: Existing Site Conditions ........................................................................................... 2-4
Figure 6: Proposed Phase I Development Plan...................................................................... 3-2
Figure 7: Proposed Phase II Development Plan ..................................................................... 3-3
Figure 8: Proposed Phase III Development Plan .................................................................. 3-4
Figure 9: Meditation Hall - North and South Elevation ......................................................... 3-6
Figure 10: Meditation Hall - East Elevation ............................................................................. 3-7
Figure 11: Meditation Hall - West Elevation ........................................................................... 3-8
Figure 12: Meditation Hall Cross Section ................................................................................ 3-9
Figure 13: Meditation Hall Floor Plan (Phase III) .................................................................... 3-10
Figure 14: Preliminary Phase I Grading Plan .......................................................................... 3-12
Figure 15: Preliminary Phase III Grading Plan ........................................................................ 3-13
Figure 16: Preliminary Landscape Plan (Buildout) ................................................................. 3-14
Figure 17: Preliminary Phase I Landscape Plan ....................................................................... 3-15
Figure 18: Preliminary Phase III Landscape Plan .................................................................... 3-16
Figure 19: Preliminary Phase II Landscape Plan ..................................................................... 3-18
Figure 20: Buildout Retaining Wall Locations ........................................................................ 3-21
Figure 21: Buildout Perimeter Fencing Location .................................................................... 3-22
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
iii
Table of Contents
Figures continued
Figure 22: Phase I Fire Access Plan ......................................................................................... 3-24
Figure 23: Phase III Fire Access Plan ....................................................................................... 3-25
Figure 24: Existing and Proposed Utility Connections .......................................................... 3-26
Figure 25: Meditation Hall Rendering ..................................................................................... 4-5
Figure 26: Meditation Hall Rendering .................................................................................... 4-6
Figure 27: Architectural Details of the Mediation Hall .......................................................... 4-7
Figure 28: Phase I and Phase III Tree Removals ..................................................................... 4-10
Appendix
Appendix A General Plan Consistency
Appendix B DIMC Traffic Study
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 1Dhammakaya International Meditation Center
SPECIFIC PLAN
DIMC currently holds regular meditation teaching
and special events at its facility. The regular
meditation teaching occurs weekly and is,
generally, indoors or in small outdoor groups in
the gardens. Larger events occur once a month,
with the largest ceremonies occurring four times
per year. The monthly events generally occur
indoors, but the larger events were historically
held outside due to space constraints. Often
inclement weather disrupted these ceremonies.
Se
c
t
i
o
n 1 INTRODUCTION
Dhammakaya International Meditation Center
(DIMC) is a non-profit organization dedicated
to teaching meditation to promote inner
peace through the principals of Buddhism.
Headquartered in Thailand, Dhammakaya Temple
and Dhammakaya Foundation have set up local
branch centers both in Thailand and abroad, such
as the facility established in Azusa in 1997.
Nestled against the foothills and surrounded
by the Rosedale Neighborhood, which was the
former Monrovia Nursery, DIMC created a serene
retreat to promote the teachings of Buddha
and seek inner peace through meditation. The
approximately 10.4-acre property is generally
located at the northern terminus of Palm Drive in
the City of Azusa, as shown in Figures 1 through
3. Currently, the site has one driveway on East
Monrovia Place, between Palm Drive and Citrus
Avenue.
Buddha Statue on the front lawn of DIMC.
1.1 Vision for the Future
DIMC will maintain its retreat setting for teaching
and practicing meditation, continue to host special
ceremonies in an indoor and outdoor setting,
and house its staff and guests. The first phase
of improvements includes the construction of a
new 9,500 gross square foot Meditation Hall to
accommodate DIMC’s existing teaching activities
and ceremonies. The Meditation Hall provides for
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 2Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
Tree lined Palm Drive.
indoor meditation to accommodate the special
ceremonies occurring throughout the year and in
different weather conditions. Included in Phase I
is the construction of a new parking lot with 83
parking spaces in front of the Meditation Hall,
an additional drive aisle off East Monrovia Place,
and new landscaping around the Meditation Hall.
A second phase of improvements includes the
reconstruction and enhancement of the gardens
found in front of MacNeil Mansion. This includes
the development of a courtyard with a Buddha
sculpture, plantings, and irrigation. A third, later
phase of improvements includes the addition of
1,805 square feet to the north side of the new
Mediation Hall and an additional 19 parking spaces
located in front of the Meditation Hall. Total
buildout of the Meditation Hall is 11,305 square
feet with a total of 103 parking spaces.
Specifically, DIMC has the following objectives:
• 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 existing Organizational Housing
to function as the very “quiet” area in the
northern part of the Property.
• Construct a new Meditation Hall to
accommodate DIMC’s existing ceremonies,
and house all teaching and meditation
programs.
• Provide a centralized location of the
recording and producing of videos of the
meditation activities and events within the
new Mediation Hall to other DIMC Center’s
throughout the United States
• Design the Meditation Hall to be compatible
with the MacNeil Mansion by reinterpreting
certain key design aspects, such as symmetry,
details, and color from the MacNeil Mansion
into the Meditation Hall design.
• Enhance the landscape and hardscape in
front of the MacNeil Mansion to formalize
and celebrate the Mansion structure as well
as provide function for the DIMC activities
during Phase II.
• 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.
• Provide new water quality treatment and
storm detention facilities that connect to City
storm drain facilities.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 3Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
Fi
g
u
r
e
1
:
R
e
g
i
o
n
a
l
M
a
p
DIMC
Regional Location Map
Prepared By:I
1 inch = 20,000 feet
Map Created: 8/4/2014
VCS Environmental
Bing MapsData Source:
FIGURE 1
Approximate Project Location
0 7,000 14,000 21,0003,500
Feet
^_
Source: Bing Roads
August 4, 2014
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 4Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
Fi
g
u
r
e
2
:
V
i
c
i
n
i
t
y
M
a
p
DIMC
Aerial Map
Prepared By:I
1 inch = 500 feet
Map Created: 8/04/2014
VCS Environmental
Bing MapsData Source:
FIGURE 3
0 180 360 54090
Feet
Legend
Boundary
Source: Bing Roads
August 4, 2014
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 5Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
Fi
g
u
r
e
3
:
L
o
c
a
t
i
o
n
M
a
p
Source: Google Earth
August 4, 2014
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 6Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
1.3 History of the Site¹
1.2 Purpose and Organization
of the Specific Plan
• Provide emergency access to each building
phase that meets current building and safety
codes.
• Phase the improvements to first construct
the Meditation Hall to accommodate existing
ceremonies and teachings, construct the
second phase of enhancement of the gardens
in front of MacNeil Mansion, and at some time
in the future, at the sole discretion of DIMC,
construct the third phase of the additional
square footage to the Mediation Hall.
This Specific Plan is a comprehensive guide to
defining future improvements to, and use of,
the DIMC Property. Typically, Specific Plans are
used for large, multiple phase developments that
incorporate many different types of land uses. In
this particular case, the DIMC Property is unique
due to its history and the relatively few special
events that occur on the Property. Therefore, a
Specific Plan can provide the City more clarity in
regulating the physical improvements and on-
going use of the Property.
This Specific Plan is organized to first provide
an introduction to the DIMC organization
and the project site, including its history and
current setting. The Specific Plan also includes
design guidelines and development standards
to provide for aesthetic, cohesive, and quality
development. Future improvements to the
Property are described in the development plan,
which illustrates the physical improvements,
landscaping, building elevations, and architectural
concepts to help the reader visualize the existing
and proposed condition.
The approximately 10.4-acre DIMC is situated
within the City of Azusa on a portion of the former
250-acre Rancho los Cacomites. Named for the
wild hyacinth flowers that once grew in abundance
there, the rancho appears to have been carved
from a portion of the Rancho San Jose Addition,
which along with the Rancho San Jose, was owned
jointly by Don Luis Arenas, Ygnacio Palimares, and
Ricardo Vejar by 1838. These lands extended from
the mountains on the north, to the San Jose Hills
on the south, from Citrus Street in Azusa on the
west, and to the City of Pomona on the east. To
the west, the large Ranch Azusa, or “El Susa,” was
also granted to Don Luis Arenas in 1842 and sold by
1844 to Henry Dalton, an English trader from Peru,
who acquired additional rancho lands, including
San Francisquito and Rancho Santa Anita (Jones
& Stokes 1996: 7).
Challenges to legal claims and homesteading
by squatters shifted rancho boundaries and
ownership following the admission of California
into the United States. After 1874, Johnathan
Sayre Slauson, founder of the Los Angeles County
Bank and director of the Southern Pacific and
Pacific Electric Railroads, acquired a large portion
of Dalton’s holdings following a failed attempt
by the Mound City Land & Water Company to
establish a town. Upon her marriage to Hugh
Livingstone MacNeil in 1884, Slauson gifted to his
daughter Louise the 250 acres of former Rancho
San Jose Addition that became Rancho Cacomites.
The following year, Slauson also bestowed upon
his other daughter, Kate, a matching gift of 250
adjoining aces (west) of the former Rancho
Azusa, which became the Rancho de Alisal, when
she married John Selah Vosburg. Slauson gave the
rest of the Rancho San Jose and Rancho San Jose
¹Excerpt from Fredrick W. Lange and Curt Duke. “Cultural
and Paleontological Resource Assessment” (July 2014).
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 7Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
Addition to his son, James, and in 1886, shifted
his remaining Azusa Rancho holding to his newly-
formed Azusa Land & Water Company (Jones &
Stokes 1996: 8-9).
The development of transcontinental and local
rail systems from the late-1860s to early-1880s
had spurred unprecedented regional growth,
and the young venture quickly sold lots. Soon, a
small town of new residences, churches, stores,
saloons, and a hotel coalesced on the landscape
amid the real estate boom of the late -1800s that
was felt throughout all of southern California.
While agriculture in general supported most new
towns, no crop was as pursued or as successful
as citrus. Although the first commercial grove
had been planted in by 1857 by William Wolfskill
near the pueblo of Los Angeles, few in southern
California had been engaged in the production of
citrus before the late 1870s when “Orange Fever”
erupted, and new communities from Pasadena to
Redlands were founded on orange agriculture.
As citrus grew in the southern California climate to
become the favored industry of the region by the
end of the 19th century, the Rancho los Cacomites
may have been among the first to engage in
citriculture locally. Before his early death in 1901,
H.L. MacNeil was the president of the San Antonio
Fruit Exchange, which was also associated with
the Azusa-Covina-Glendora Citrus Association
(later Fruit Exchange) as early as 1893. By 1900, all
the Slauson children were involved in citriculture,
and in 1902, the MacNeils, Vosburgs, and James
Slauson incorporated as the Azusa Foothill Citrus
Company. Both ranchos that had been gifted to
the Slauson daughters-Rancho los Cacomites and
Rancho de Alisal- were known jointly as the Azusa
Foothill Ranch, an important regional producer,
shipping 100,000 - 150,000 boxes of oranges
annually between 1910 and 1946 (Kloepfer 1980).
With prosperity of the Azusa Foothill Citrus
Company, the Slauson daughters each developed
residences on their adjacent properties, which
were both accessed and separated by narrow
adjacent driveways along the rancho boundary.
This dual drive was lined in 1908 with 226 California
fan palms (Washingtonia fillifera). While Kate
constructed a Craftsman style residence on her
ranch, the original MacNeil residence on Rancho
del Cacomites was a converted barn used primarily
in the summer from the 1890s through the 1920s
(demolished after 1996), as Louise maintained a
town residence in Los Angeles. It was much later
Current picture of the
MacNeil Mansion that was
constructed on the former
Rancho del Cacomites.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 8Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
in life that Louise commissioned Robert Farquhar
to design a grand new home on the family ranch
(Jones & Stokes 1996: 10).
Designed in the French Eclectic style, the 1932
MacNeil Mansion was constructed in brick on
a conservative, nearly Georgian plan with 18th
century French provincial elements, including
quoining, shuttered casement windows, mansard
roof, and a dominant rooftop balustrade. A large
swimming pool, which carried the mansion’s
classical design to the gardens and front lawn,
was screened by a matching balustrade, and
the grounds were generously landscaped
with palms and uncommon plants.
The design of the MacNeil Mansion
may have been inspired by high style
European art and architecture that Louise
experienced in a lifetime of trips abroad and
which influenced the Eclectic Movement
in American architecture. Beginning in the
last decades of the 19th century among the
most prominent new wealth of New York
and Chicago, the Columbian Exposition of
1893 boosted the movement into the 20th
century where it quickly succumbed to the
emerging Craftsman and Prairie School styles
(Kidney 1974). The grand-scale,
correct historical interpretation of
European styles, which defined the
movement, would return in the
last half of the 20th century. First,
returning World War I American
soldiers helped popularize eclectic,
period revival styles on smaller-
scale homes across the growing
suburban fabric of the country
throughout the 1920s and 1930s
(McAlester & McAlester 2000:
319). With the Tudor Revival style
one of the most popular, southern
California soon developed its own
brand of eclectic architecture during
these decades as local architects capitalized on
the romantic nostalgia of California’s ranch era
and incorporated Mediterranean elements into
residential architecture.
As elsewhere in southern California, the decline
of citriculture in the post-WWII era coincided
with the rise of industry and population-driven
demand for housing, transforming the agricultural
landscape. Though remaining in citrus shipping
and exporting, the Azusa Foothill Citrus Company
discarded its orchards property, selling the Azusa
Foothill Ranch in the late 1940s. All but the 10.4-
Existing concrete balustrade surrounding the original pool.
Example of the current landscaped walkways and rock
retaining wall.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 9Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
acre portion of the ranch containing the MacNeil
residence was acquired by Mr. and Mrs. Harry
Rosedale, who owned the Monrovia Nursery. The
Rosedale’s developed the property as nursery
grounds during the early 1950s with Palm Drive
as its grand entrance. Early California-style gates
were added at the base of Palm Drive, and the
former Vosburg’s ranch complex was rehabilitated
as offices and outbuildings.
The MacNeil Mansion and grounds were acquired
by the Jesuit Order of the Society of Jesus in 1947
for use as a spiritual retreat. The mansion was
renamed Manresa Retreat House. Founded by
Saint Ignatius Loyola in 1521, early Jesuits were
sent far and wide
to propagate
and strengthen
the Catholic
faith, which also
counteracted
the spread of
Protestantism
during the
Reformation.
Under Jesuit
ownership, the
MacNeil Mansion
near the center
of the newly
configured,
approximately
10.4-acre parcel, continued to be the focal point
of the Property and the home of the resident
priests, but the Jesuits soon embarked on a series
of alterations to accommodate the new use of the
Property, beginning with the addition of a chapel
in 1954. Edwin Wallace Neff, Sr., a prominent
and successful regional architect whose clients
include many in the motion-picture industry, was
commissioned by Father Sullivan, who established
Jesuit life at Manresa, to design what has become
known as the award-winning Neff Chapel. A
square brick building, the chapel is connected
to the east end of the MacNeil Mansion by a
covered breezeway and overlooks the swimming
pool. Recognized for its harmonious design that
blended the building’s spiritual use within its
domestic setting though the use of compatible
materials and architectural elements, the
Southern California Chapter of American Institute
of Architects recognized Neff’s design in 1958.
Next, a wing designed by regional architects Brown
and Avila was constructed on the west end of the
residence in the mid-1960s, adding a large hall,
kitchen, meeting rooms, and administrative office
space. Although intended to be architecturally
compatible,
the west
wing addition
doubled the
size of the
mansion and
removed a
large portion
of the historic
fabric and
important
original
features,
including
the original
classical
entrance
and round
stairwell window, several east interior rooms, and
the original kitchen (Jones & Stokes 1996:13).
Additional interior remodeling in the 1970s or early
1980s was conducted, and the 1960’s west wing
was expanded in the rear with split-level, wood-
framed additions (Jones & Stokes 1996: 13-14).
A discreet symbol behind the mansion illustrates
almost more clearly the full integration of the
Jesuit purpose with the mansion itself. A slightly
Neff Chapel (1954) connected via a breezeway to the east side of the
MacNeil Mansion.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 10Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
elevated concrete patio contains a small, three-
tiered round fountain, before which a stamped
Jesuit motto has been added in Latin “Ad Jesum
per Mariam,” which translates to “To Jesus
through Mary.” And six concrete squares at the
top of the steps are scored with the Borromean
Rings, a fundamental symbol of three interlocking
rings earliest represented in 2nd century Buddhist
art and traditionally used in Christianity to
represent the Holy Trinity.
Over the decades, additional buildings were
constructed to support retreat activities under
Jesuit ownership. Living quarters in the forms
of several motel-style rectilinear strips were
constructed in groups of two or three along the
slopes behind and adjacent to the MacNeil Mansion
in the 1950s or early 1960s. These retreat homes
provided simple accommodations in dormitory-
like “hermitages” and served as “affordable and
refreshing escapes from the pressures of the
world” (Bucy 1990).
These one-story, Rustic Ranch style buildings were
constructed of unpointed concrete brick masonry
that was left unsheathed or painted and topped
with red clay tile roofs. Several roofs have been
replaced with new tile or compositions shingles,
and original wood-framed double-hung windows
have been replaced with aluminum-framed sliding
sash.
The Manresa Retreat complex was further
expanded with the addition of a meeting hall
known as the Xavier Center below and east of the
swimming pool in 1977 and a large new chapel
and community center known as the Montserrat
building in the northwest rear corner of the
Property in 1987.
By the 1990’s, the Manresa Retreat House offered
spiritual serenity to thousands of people each year
who visited from nearby, local cities to as far away
as Mexico. With about 200 Jesuits in more than 20
retreat houses and spirituality centers in America,
the Manresa Retreat House was one of only two
in the state and one of at least four major religious
retreat houses in the area, including the Mater
Dolorosa Retreat House in Sierra Madre, the
Retreat House of the Scared Heart in Alhambra,
and the St. Joseph’s Salesian Youth Renewal
Center in Rosemead (The Society of Jesus in the
United States 1998-12013; Bucy 1990). The Jesuits
remained at the Manresa Retreat House until
1995, after which, they founded and relocated
to the Loyola Institute for Spirituality in Orange,
Jesuit stamped motto in Latin,
which translates,
“To Jesus through Mary.”
West wing addition to the MacNeil Mansion (mid-1960s).
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 1- 11Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 1: INTRODUCTION
1.4 Relationship of Specific to
the Existing General Plan
California in 1997 to better suited the goals and
visions of their mission.
The peaceful sloping setting of the former citrus
ranch, however still beckoned spiritual use. The
MacNeil Mansion and the building constructed as
part of the Manresa Retreat continue to be used
as a spiritual retreat known as the Dhammakaya
International Meditation Center.
In recent years, multiple cultural resource studies
have been conducted within one mile of DIMC, five
of which feature the current project area (CRMS
1992/1996, HEART 1996, Jones and Stokes 1996,
Cornejo 2005, Duke 2014). Each of the respective
studies highlight the rich history found on the
DIMC site, educating the public of the importance
of the MacNeil home to the City of Azusa.
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. 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.”
(AMC 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. Therefore, the DIMC Property will remain
consistent with the current Institutional/School
General Plan land use designation as documented
in Appendix A, which provides further analysis
of the proposed Project’s consistency with
the adopted General Plan goals and policies.
Xavier Center, now
demolished, was
constructed in 1977.
Montserrat Building was
constructed in 1987.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 1Dhammakaya International Meditation Center
SPECIFIC PLAN
Se
c
t
i
o
n 2 EXISTING SITE CONDITIONS
Nestled against the foothills and surrounded
by the former Monrovia Nursery, which is now
the Rosedale Neighborhood, DIMC is comprised
of approximately 10.4-acres of property. The
property is bound on the south by East Monrovia
Place, on the west by the offices and grounds of
the Monrovia Nursery headquarters and Rosedale
Avenue, on the north by graded slopes associated
with the Rosedale Neighborhood, and on the east
by a County maintained detention basin.
Existing Organizational Housing and common open space.
2.1 Topography
The southern portion of the site is relatively flat
with a slight gradient to the north. Elevations
begin to rise just south of the MacNeil Mansion.
Several small retaining walls within the lower
garden area are used to gain elevation. The site
continues to gain elevation north of the MacNeil
Mansion with additional retaining walls. Slopes
ascend in the northern portion of the site and
continue onto the adjacent properties as graded
fill slopes. Elevations range from 680 feet above
mean sea level (msl) to 760 msl along the northern
property boundary.
2.2 Buildings
The DIMC Property is dominated by the MacNeil
Mansion (former Manresa Retreat), including
the Neff Chapel located at the eastern end of the
structure (as shown in Figure 4, MacNeil Mansion
Detail). The main building provides office and
meeting room space. The building also has cooking
facilities for functions and staff dining. The Neff
Chapel was constructed when the Property was
used as a catholic retreat. DIMC also uses this
chapel for small ceremonies.
In front of the MacNeil Mansion is a parking lot
to the west and an open lawn to the east. At
the eastern end of the front lawn was previously
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 2Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 2: EXISTING SITE CONDITIONS
Fi
g
u
r
e
4
:
M
a
c
N
e
i
l
M
a
n
s
i
o
n
D
e
t
a
i
l
Source: Proactive Engineering
Consultants
August 5, 2016
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 3Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 2: EXISTING SITE CONDITIONS
Typical dorm room consisting of bed, bathroom, and no cooking facilities.
occupied by a raised platform with a large Buddha
statue. The raised platform has had structural
issues and has been temporarily removed. Behind
the location of the Buddha statue is the original
pool, which has been filled with dirt and is being
used as a rose garden.
To the west and north of the MacNeil Mansion
are the Organizational Housing buildings used
by DIMC staff and guests. The Property currently
includes eight separate Organizational Housing
buildings with 70 rooms that can house 140
people. Generally, DIMC maintains a staff of 24
residing in the Organizational Housing rooms and
space for 116 guests. The Organizational Housing
rooms are very sparse -- one room with two beds
and a bathroom. There are no cooking facilities in
the rooms. Guests stay for varying lengths of time.
DIMC also has two detached buildings that are
more contemporary than the other structures
on the project site, which provide meeting space
and classrooms. One is located in the northwest
corner of the property and includes a small chapel
and office/classroom space. This building, known
as the Montserrat building, was constructed in
1987. The other building was located at a lower
elevation in the southeast corner of the property
and had a large conference room and separate
offices. This building, known as the Xavier
Center, was constructed in 1977 and demolished
in March 2016. Please refer to Figure 5, Existing
Site Conditions, to view locations of the existing
building.
2.3 Gardens
2.4 DIMC Operations
The southwest portion of the Property includes
extensive tree and understory vegetation. Within
the garden setting are walking paths, benches,
and low retaining walls for guests and staff to
enjoy.
Large oak trees, stands of olive trees, citrus
trees, and other vegetation surround the MacNeil
Mansion and dormitory structures. The trees
provide shade, privacy, and enhance the retreat
setting.
DIMC promotes the teachings of Buddha, while
seeking inner peace through meditation. This
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 4Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 2: EXISTING SITE CONDITIONS
Fi
g
u
r
e
5
:
E
x
i
s
t
i
n
g
S
i
t
e
C
o
n
d
i
t
i
o
n
s
Source: Proactive Engineering
Consultants
August 5, 2016
Ap
p
r
o
x
i
m
a
t
e
l
o
c
a
t
i
o
n
of
t
h
e
X
a
v
i
e
r
B
u
i
l
d
i
n
g
th
a
t
w
a
s
d
e
m
o
l
i
s
h
e
d
i
n
Mar
c
h
2
0
1
6
.
EXISTING BUILDING TO REMAIN UNDER
PROJECT BUILDOUT
EXISTING BUILDING TO BE REMOVED
UNDER PROJECT BUILDOUT
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 5Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 2: EXISTING SITE CONDITIONS
is accomplished through weekly, monthly, and
annual events. DIMC’s events can be grouped into
four categories as outlined below. With the COVID
Pandemic, many of DIMC’s events have moved to
a combined in-person and virtual platform. The
virtual platform conducted via video allows the
participation at the major events from not only the
Azusa campus, but other DIMC campuses around
the United States and World. It is DIMC’s intent
to continue with the virtual platform, holding the
major events on campus with fewer in-person
participants and using live video broadcasts of
their events to a larger audience throughout the
United States and abroad.
• Major Outdoor Events (Vesak Day and Maka
Puja Day) are held twice per year and are the
largest events. Vesak Day is an evening event
(5:30 p.m. – 9:30 p.m.) held generally in May and
historically hosted approximately 700 people.
For 2022 and beyond, DIMC plans to host up to
The lawn in front of the MacNeil Mansion currently serves as the location for outdoor events.
700 participants onsite and broadcast online.
The other ceremony, known as Maka Puja,
generally occurs in February and historically
accommodated 300 participants at the event
(5:30 p.m. – 9:30 p.m.). Going forward, DIMC
plants to host up to 300 participants onsite
and broadcast online for Maka Puja ceremony.
These major events will remain outdoors and
if the number of participants is anticipated
to exceed 200 during Phase 1 and 299 during
Phase 3, a temporary use permit to provide
offsite parking must be obtained prior to the
event.
• Major Indoor and Outdoor Events are also
held twice each year. One event on New Year’s
Day historically accommodated approximately
150 participants and occurs throughout the
day (9:00 a.m. – 3:00 p.m.). The second
event is Kathina ceremony, which is held in
November between 9:00 a.m. and 3:00 p.m.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 6Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 2: EXISTING SITE CONDITIONS
and historically hosted approximately 500
participants. Going forward, DIMC plans to
organize the Kathina ceremony into three
separate sessions (at 9 AM, 10.30 AM and 1
PM). Each session will host approximately
170 participants. These sessions begin with
outdoor procession and move indoors into the
new Meditation Hall. The maximum number
of participants during each session would be
200 in Phase 1 and 299 in Phase 3, consistent
with the amount of parking provided on site
for each phase.
• Monthly Indoor and Outdoor Events are held
on the 1st Saturday of each month (12 times
per year). Historically, approximately 250
participants attended these evening events
(5:30 p.m. – 9:00 p.m.). Going forward, DIMC
plans to host up to 200 participants onsite in
Phase 1 and up to 299 participants in Phase
3, consistent with the amount of parking
provided on site for each phase. These events
would continue to be indoor/outdoor events.
• Weekly Indoor Events occur every Saturday
and Sunday throughout the day (9:00 a.m. –
3:00 p.m.). These events are anticipated to
continue indoors with the new Mediation Hall.
Existing gardens found on the DIMC site.
Buddhist ceremonies take place on Saturday
with approximately 50 participants onsite.
Meditation class for the public is hosted on
Sunday with approximately 30 participants on
site.
Historically, the outdoor events occur in any
weather. DIMC relied on large tents to protect
the outdoor events from inclement weather.
However, guests and participants sat on chairs
placed on uneven grass or temporary raised
platforms constructed of plywood. Cold
temperatures and rain made several of the events
uncomfortable for participants. Since the current
setting is not always ideal for events or conducive
to the practice of meditation, one purpose of this
Specific Plan is to provide meditation facilities
that can house DIMC events and has video
broadcasting capabilities.
When events were held in person and the events
lasted from 9:00 a.m. to 3:00 p.m., those events
could best be described as an “open house”
setting where people are invited to drop-in
throughout the day. The midday meal tends to
be the peak attendance period, with arrival and
departure times spread throughout the morning
and afternoon.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 7Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 2: EXISTING SITE CONDITIONS
2.5 Parking
Pre-pandemic, the largest ceremonies,
accommodating up to 700 people, created the
peak parking demand. Parking for these events
occurred in the area surrounding the previous
Xavier Center, which is the general location of
the new Meditation Hall. Overflow parking
occurred on East Monrovia Place. During the
larger ceremonies, all of DIMC’s guest rooms were
typically occupied. Guests who stayed at DIMC
generally arrived by shuttles from the airport or
train station. Very few guests drove themselves
to the DIMC facility.
A majority of the participants at the large events
were monks from surrounding meditation
centers. Many do not own their own vehicle or
have a driver’s license, resulting in a high rate of
carpooling and public transportation use. Parking
requirements are based on Chapter 88.36 Parking
and Loading and Table 3-7 of the Azusa Municipal
Code. As stated within the Municipal Code,
the Proposed Meditation Hall and mediation
gatherings are considered Meeting Facilities,
public or Private Land Use Type, therefore the
required parking is 1 space for each 8 fixed seats
(or 144 inches of bench seating); or 1 parking space
per 100 square footage if no seats are provided;
including classroom. Since the Mediation Hall has
no fixed seating, net square footage has been
calculated to determine the required parking
spaces. Table 1 below outlines the square footage
and parking spaces required for each Phase.
Table 1: Parking Requirements
* Parking requirement is determine using Chapter 88.36 and Table 3-7 of the Azusa Municipal Code. Since the Mediation Hall
has no fixed seating, net square footage has been calculated to determine the required parking spaces.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 2- 8Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 2: EXISTING SITE CONDITIONS
2.6 Utilities
The DIMC facilities are currently served by Azusa
Light and Water, which obtains water from
the Main San Gabriel Basin through pumping
and surface diversion. Local water sources are
supplemented by water purchased from the
Metropolitan Water District. Currently, water is
provided to DIMC through pipes located in East
Monrovia Place and Rosedale Avenue. Please refer
to Figure 24, Existing and New Utility Connections,
that displays existing utilities and proposed utility
points of connection.
The City also owns and maintains the local
sewer lines that collect wastewater generated
in the City. Effluent generated in the City flows
through regional trunk sewer lines operated by
the Sanitation Districts of Los Angeles County
to the San Jose Creek Water Reclamation Plant
located adjacent to the City of Industry and the
Joint Water Pollution Control Plant located in the
City of Carson. Currently, the DIMC Property is
connected to an 8-inch sewer line located in East
Monrovia Place.
Azusa Light and Water provides electrical service
to DIMC. Service feeds from the west along 9th
Street and from East Monrovia Place to DIMC.
The Gas Company provides natural gas to DIMC
from a pipeline routed through the local streets
of the Rosedale Neighborhood, with a service
connection to DIMC from East Monrovia Place.
Other dry utilities, including Verizon and Charter
Communications, also follow a similar alignment.
Existing landscaped areas found on the DIMC Property.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 1Dhammakaya International Meditation Center
SPECIFIC PLAN
Se
c
t
i
o
n
3 DEVELOPMENT PLAN
The Development Plan incorporates the Site
Plan, and the details of the proposed physical
improvements and continued operation of the
Meditation Hall and enhanced gardens. This
Section includes the following subsections:
• Phasing and Development Plan
• Meditation Hall
• Landscape Gardens
• Walls, Fencing, and Signage
• Parking
• Utilities and Infrastructure
• Finance Plan
3.1 Phasing and Development Plan
Implementation of the Specific Plan will occur in
three phases. The Development Plan for complete
buildout is shown on Figure 6.
Phase 1: Site preparation, grading, and
construction and landscaping of the 9,500 square
foot Meditation Hall will occur in Phase I. During
this phase the retaining walls and parking lot for
the Meditation Hall will be constructed, as will
the water quality and any required detention
facilities. Prior to the opening of the Meditation
Hall, construction of 842 new parking spaces in
front of the Meditation Hall and a new entry drive
from East Monrovia Place. Landscaping around
the new Meditation Hall and parking lot and new
trees in the reconfigured parking lot would also
occur during this phase. The Development Plan
for Phase 1 is shown on Figure 6.
Phase 2: Site preparation,and reconstruction of
the garden space in front of the MacNeil Mansion.
This includes the development of a courtyard
with a Buddha sculpture, plantings, and irrigation.
This phase does not include any grading. Phase 2
development is shown on Figure 7.
Phase 3: Site preparation and construction of an
additional 1,805 square feet to the north side of
the Meditation Hall and an additional 20 parking
spaces (for a total of 1033), constitute Phase 3.
There is no time requirement for the start of Phase
3. The decision when, and if, to build the additional
square footage to the Meditation Hall is at the
sole discretion of DIMC. Phase 3 development is
shown on Figure 8.
3.2 Meditation Hall
The purpose of the proposed Meditation Hall is
to accommodate DIMC’s ceremonies and events
within a structure during inclement weather.
Furthermore, the Meditation Hall will serve as
a centralized location for the recording and
producing of live broadcasts and videos of the
meditation activities and events to other DIMC
Centers throughout the United States. DIMC
proposes to decrease the number of in-person
participants of its ceremonies to 200 participants
for Phase 1 and 299 participants for Phase 3,
except for the two large outdoor events, Vesak
Day and Maka Puja Day, which could have up to
700 participants, which would require a Temporary
Use Permit to accommodate off-site parking.
The Meditation Hall, located in the southeast
portion of the Property and included in Phase 1,
with an 1,805 square foot addition in Phase 3, is
the lowest point on the Property and adjacent
to East Monrovia Place. Construction of the
Meditation Hall is located where a previous
3The 103 parking spaces are based on the parking rate
established in the Azusa Municipal Code Chapter 88.36
Parking and Loading and in Table 3-7.
2 The 84 parking spaces are based on the parking rate
established in the Azusa Municipal Code Chapter 88.36
Parking and Loading and in Table 3-7.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 2Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
6
:
P
r
o
p
o
s
e
d
P
h
a
s
e
I
D
e
v
e
l
o
p
m
e
n
t
P
l
a
n
VEHICULAR
ENTRY
PEDESTRIAN PATH
(68 SPACES)
15
4
'
-
9
"
70'-1"
PHASE 3
BUILDING EXTENSION
(200 OCCUPANTS)
PLATFORM
MONK
MEDITATION HALL
TECH TRANSITION
SHOE SHOE
MULTIFUNCTION
?
OFFICE
STOR.
STOR.
PANTRY
EAST MONROVIA PLACE
FIRE ACCESS
GRASSCRETE
15
8
'
-
2
"
EXISTING
ROSE GARDEN /
FORMER POOL
211'-0"
(16 SPACES)
B A R architects
c BARC O P Y R I G H T architects
2/
9
/
2
0
2
4
4
:
1
9
:
5
2
P
M
C
:
\
0
R
E
V
I
T
\
D
I
M
C
-
A
_
s
t
r
u
j
i
l
l
o
2
5
3
N
4
.
r
v
t
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER
AZUSA, CA 2020027
SITE PLAN - PHASE 1
2020
A1.012/8/2024
N
Source: BARarchitects
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 3Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
7
:
P
r
o
p
o
s
e
d
P
h
a
s
e
I
I
D
e
v
e
l
o
p
m
e
n
t
P
l
a
n
Source: Burton
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 4Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
8
:
P
r
o
p
o
s
e
d
P
h
a
s
e
I
I
I
D
e
v
e
l
o
p
m
e
n
t
P
l
a
n
PEDESTRIAN PATH
(68 SPACES)
(299 OCCUPANTS)
60'-1"
EAST MONROVIA PLACE
FIRE ACCESS
GRASSCRETE
70'-1"
18
2
'
-
3
"
15
8
'
-
3
"
210'-10"
EXISTING
ROSE GARDEN /
FORMER POOL
PLATFORM
PLATFORM
TECH
SHOE SHOE
EXISTING PHASE 1
MEDITATION CENTER
WITH PHASE 3
EXPANSION TO REAR
EXISTING PARKING FROM PHASE 1NEW PHASE 3 PARKING
EXISTING PHASE I
VEHICULAR ENTRY
TO REMAIN
(35 SPACES)
B A R architects
c BARC O P Y R I G H T architects
2/
9
/
2
0
2
4
4
:
2
0
:
0
0
P
M
C
:
\
0
R
E
V
I
T
\
D
I
M
C
-
A
_
s
t
r
u
j
i
l
l
o
2
5
3
N
4
.
r
v
t
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER
AZUSA, CA 2020027
SITE PLAN PHASE 3
2020
A1.01P3
N
2/8/2024
Source: BARarchitects
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 5Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
conference room/office building, known as the
Xavier Center (see Figure 5), was located. A new
entry drive from East Monrovia Place provides a
well-identified entry to the Property. The building
is oriented in a north – south direction, with the
existing MacNeil Mansion to the west and existing
Organizational Housing to the north. Please refer
to Figures 9 through 13 for Phase 3 for elevations
of the Meditation Hall.
The Meditation Hall Building is a single story with
the following design attributes, as summarized
below and shown on Figures 9 through 13. The
elevations provide a visual of the attributes at
buildout (Phase III).
• The large Mediation Hall space for
participants to perform meditation. This space
accommodates up to 200 persons.
• Ancillary rooms include a transition/
reception room, video production room, a
monk room and associated bathroom, a single
office, storage rooms, shoe room, pantry, and
bathrooms.
• Phase 3 improvements create a larger
space within the Meditation room by adding
square footage to the northern portion of the
Meditation Hall. No additional ancillary rooms
are proposed, and other rooms stay the same
size.
The Meditation Hall is designed with occupancy
loading and emergency egress at the maximum
of 200 participants for the Phase 1 Meditation Hall
and 299 participants for the Phase 3 Meditation
Hall in order to meet Building Code standards.
The statistics of the new Meditation Hall are:
o The building footprint is approximately
11,305 square feet.
o The total building square footage measures
approximately 10,240 occupiable square feet.
o Total overall height to the top of the Lotus
Sculpture measures 33 feet 0 inches.
As a retreat, a pastoral and serene setting is
paramount to DIMC, including seclusion and
privacy through the use of landscaping and site
design; quiet and serene places created by nature
to enhance meditation and reflection; and the
creation of a variety of outdoor spaces, such as
walking paths and benches, from which to enjoy the
pastoral setting. To accomplish these objectives,
the site plan preserves as much of the existing
gardens as possible; creates a complimentary
landscape plan for the new building; and as part
of Phase 2, enhances the area in front of the
MacNeil Mansion. Phase 2 enhancement of the
garden area in front of MacNeil Mansion includes
the development of a courtyard with a Buddha
sculpture, plantings, and irrigation. This phase
does not include any grading.
3.3 Landscape Gardens
Current view of the MacNeil Mansion from the existing
Organizational Housing buildings (dormitories).
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 6Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
9
:
M
e
d
i
t
a
t
i
o
n
H
a
l
l
-
N
o
r
t
h
a
n
d
S
o
u
t
h
E
l
e
v
a
t
i
o
n
s
Source: BARarchitects
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 7Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
0
:
M
e
d
i
t
a
t
i
o
n
H
a
l
l
-
E
a
s
t
E
l
e
v
a
t
i
o
n
Source: BARarchitects
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 8Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
1
:
M
e
d
i
t
a
t
i
o
n
H
a
l
l
-
W
e
s
t
E
l
e
v
a
t
i
o
n
Source: BARarchitects
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 9Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
2
:
M
e
d
i
t
a
t
i
o
n
H
a
l
l
C
r
o
s
s
S
e
c
t
i
o
n
s
Source: BARarchitects
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 10Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
3
:
M
e
d
i
t
a
t
i
o
n
H
a
l
l
F
l
o
o
r
P
l
a
n
(
P
h
a
s
e
I
I
I
)
Source: BARarchitects
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 11Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Existing Gardens
The existing driveway from East Monrovia Place
up to the MacNeil Mansion is flanked by lush
gardens planted many years ago. The gardens
include dense stands of trees and understory,
walking paths, and benches. Not only do these
gardens create privacy by blocking views of the
MacNeil Mansion from East Monrovia Place, but
they also create a retreat setting upon immediate
entry onto the DIMC Property. These gardens will
remain largely untouched.
The Meditation Hall is located in a more disturbed
and less densely planted portion of the site. The
area in front of the former Xavier Center consists
of a disturbed grass area and several stands of
shrubs. Closer to East Monrovia Place less densely
spaced trees will be impacted by the new entry
road and structure.
North of the former Xavier Center and adjacent
to the Neff Chapel are several very large oak
trees that provide shade, character, and privacy.
The grading and site plan have been designed to
retain these trees (as shown in Figures 14 through
15, Preliminary Grading Plan for Phase 1 and Phase
3). Similarly, three very large oak trees located
behind the Neff Chapel (to the north) will be
retained. These trees are critical to maintaining
the retreat setting.
Proposed Gardens
The Landscape Plan (Figure 16) for Phase 1
(Figure 17) and Phase 3 (Figure 18) is designed
to complement the existing landscaping. The
plan includes both hardscape and soft-scape
improvements around the Meditation Hall. The
plant palette consists of a mix of canopy trees,
such as sacred fig and Coast Live Oak; vertical
elements, such as Italian cypress; and color, such
as White Crepe Myrtle and Tabebuia Trees to
complement Meditation Hall features.
Along the east property line, the landscape plan
proposes a combination of California Pepper
Trees to provide an evergreen buffer and Fern
Pines to provide a dense visual barrier. These trees
are designed to provide visual screening from
neighboring properties and privacy for meditation
events.
Existing gardens in front of MacNeil Mansion that will
remain in place.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 12Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER
SITE PLAN Fi
g
u
r
e
1
4
:
P
r
e
l
i
m
i
n
a
r
y
P
h
a
s
e
I
G
r
a
d
i
n
g
P
l
a
n
Source: Proactive Engineering
Consultants
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 13Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
5
:
P
r
e
l
i
m
i
n
a
r
y
P
h
a
s
e
I
I
I
G
r
a
d
i
n
g
P
l
a
n
Source: Proactive Engineering
Consultants
February 8, 2024
DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER
SITE PLAN
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 14Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
6
:
P
r
e
l
i
m
i
n
a
r
y
L
a
n
d
s
c
a
p
e
P
l
a
n
(
B
u
i
l
d
o
u
t
)
Source: Burton
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 15Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
7
:
P
r
e
l
i
m
i
n
a
r
y
P
h
a
s
e
I
L
a
n
d
s
c
a
p
e
P
l
a
n
Source: Burton
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 16Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
8
:
P
r
e
l
i
m
i
n
a
r
y
P
h
a
s
e
I
I
I
L
a
n
d
s
c
a
p
e
P
l
a
n
Source: Burton
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 17Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Formal Gardens
Currently, the front of the MacNeil Mansion
consists of a grass lawn used for ceremonies.
The grass is in poor shape and tends to be more
functional than manicured. At the east end of the
lawn was a stage and a large gold Buddha statue
on a plywood platform. The landscape plans show
removal/relocation of the gold Buddha statue
and plywood platform from the east end of the
front lawn. Additionally, the front lawn would be
enhanced with a new grass lawn during Phase 2.
Top Left: The existing lawn in front of MacNeil Mansion is currently being used for DIMC event. The lawn would be replaced with a
new lawn during Phase II that will improve the aesthetics and provide functional space for outdoor activities.
The gardens would consist of the development of
a courtyard with a Buddha sculpture, with Italian
cypress located behind the statue. This phase
includes the installation of multifunction turf area
and stabilized decomposed granite pathways.
This phase does not include any grading.
A preliminary landscape plan for Phase 2 is shown
in Figure 19.
To the left and above: An example of the Buddha that is
anticipated for the enhanced courtyard within Phase II.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 18Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
1
9
:
P
r
e
l
i
m
i
n
a
r
y
P
h
a
s
e
I
I
L
a
n
d
s
c
a
p
e
P
l
a
n
Source: Burton
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 19Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
View of the landscape from the existing dormitory building.
Storm Water Basin
The storm water basin, located on the north side
of the new Meditation Center parking, would be
installed as part of Phase 1 to provide both storm
water detention and water quality benefits (as
identified in Figures 16 and 17, Preliminary Phase 1
and Phase 3 Landscape Plan). The bottom of the
basin is 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.
No vegetation will be planted in the bottoms of
the basin and maintenance of the bio-media may
require replacement of the media every 10 years.
Landscaping on the slopes of the basin includes a
mix of drought tolerant native grasses that can be
inundated for up to 48 hours and can survive dry
conditions outside of rain events. The native grass
material provides additional 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 2:1, except the last 2 feet
below the expected ponded depth flattens to 3:1.
3.4 Walls, Fencing, and Signage
The improvements to the DIMC Property require
the construction of several retaining walls to
accommodate the change in grade on the property.
The largest wall occurs near the northeast corner
of the Meditation Hall built out during Phase 3
(Figure 20 Retaining Wall Locations). This wall is
planned to remain under the maximum permitted
wall height of 10 feet.
A wrought iron fence is generally provided
around the perimeter of the DIMC Property to
enhance security. The fence may extend to 8 feet
above surrounding grade. Retractable gates are
provided at the entries from East Monrovia Place.
The gates would remain open during ceremonies
and events and only closed when the Meditation
Hall is not in use. A minimum setback of 35 feet
is provided from the curb to allow a refuge area
for a vehicle or truck off the street if the gate is
closed. Figure 21 shows the overall fencing plan.
The Meditation Hall building includes an
integrated logo as part of the southern elevation’s
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 20Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Existing parking in front of the MacNeil Mansion would be reconfigured to provide additional parking.
3.5 Parking
Parking requirements are based on Chapter
88.36 Parking and Loading and Table 3-7 of the
Azusa Municipal Code. As stated within the
Municipal Code, the Proposed Meditation Hall
building design. Additional signage, such as entry
monuments, may be located at the new drive
entry to the Meditation Hall. 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.
Table 2: Parking Requirements
* Parking requirement is determine using Chapter 88.36 and Table 3-7 of the Azusa Municipal Code. Since the Mediation Hall
has no fixed seating, net square footage has been calculated to determine the required parking spaces.
and mediation gatherings are considered Meeting
Facilities, public or Private Land Use Type,
therefore the required parking is 1 space for each
8 fixed seats (or 144 inches of bench seating);
or 1 parking space per 100 square footage if no
seats are provided; including classroom. Since the
Mediation Hall has no fixed seating, net square
footage has been calculated to determine the
required parking spaces. Table 2 below outlines
the square footage and parking spaces required
for each Phase. The 84 parking spaces provided
in Phase 1 are shown on Figure 6. At the time the
additional square footage to the Meditation Hall
(Phase 3) is constructed, a total of 103 parking
spaces will be provided (Figure 8).
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 21Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
2
0
:
B
u
i
l
d
o
u
t
R
e
t
a
i
n
i
n
g
W
a
l
l
L
o
c
a
t
i
o
n
s
Source: Proactive Engineering
Consultants
February 8, 2024
DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER
SITE PLAN
LEGEND
Retained Height 0 feet -10 feet
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 22Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
CONCEPTUAL FENCING PLAN
DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER
Fi
g
u
r
e
2
1
:
B
u
i
l
d
o
u
t
P
e
r
i
m
e
t
e
r
F
e
n
c
i
n
g
L
o
c
a
t
i
o
n
Source: Proactive Engineering
Consultants
February 21, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 23Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Existing drainage structures found on the DIMC Property.
Storm Water Basin / Water Quality
A storm water detention and water quality basin
is located to the north of the new Mediation Hall
parking lot and will be constructed as part of Phase
1. The basin will collect runoff from the Property
and release the flows into the adjacent regional
detention basin. Storm flows will be adequately
detained such that the peak discharge from the
Property during storm events will not increase
beyond the existing condition. The basin’s
bottom will incorporate a pervious water quality
media filter designed to treat nuisance flows and
the “first flush” portion of storm events. The
sides of the basins will be vegetated with drought
tolerant native grasses to provide water quality
benefits through the settlement and absorption of
nutrients, metals, and bacteria. Should additional
treatment capacity be necessary, bioswales and/
or shallow vegetated basins may be created
under the canopy of the existing vegetation to
the west of the existing entry driveway, and/or
underground storage tanks might be necessary,
and will adhere to the Minor Modification process
as outlined in Section 6.4.3.
Emergency Access
The Site Plan includes the construction of an
Emergency Vehicle Access lane on the East of the
Meditation Hall, which provides for the 150-ft hose
pull length around the perimeter of the building.
The closest fire station is located near the
intersection of Sierra Madre Avenue and MacNeil
Drive, which is located approximately 0.80 miles
away from the subject site. This fire station
currently services DIMC’s events and will continue
to do so in the future.
Utilities
DIMC is served by the following service providers:
• Azusa Light and Water, which provides
potable water, wastewater, and electricity to
the site;
• The Gas Company, which provides natural
gas to the site; and
• Verizon and Charter Communications, which
provide telecommunication services to the
site.
All wet and dry utility connections occur from
facilities currently located in East Monrovia
Place and Rosedale Avenue. Figure 24 identifies
the conceptual utility plan, which relies on
connections to existing utilities located adjacent
to the Property.
3.7 Finance Plan
The improvements identified in the Development
Plan, including construction of the Meditation
Hall, landscaping, and parking will all be financed
privately by DIMC. DIMC is also responsible for all
maintenance costs. Therefore, implementation of
this Specific Plan will not provide any additional
financial burden on the City.
3.6 Utilities and Infrastructure
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 24Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER
FIRE DEPARTMENT ACCESS / HOSE PULL
Fi
g
u
r
e
2
2
:
P
h
a
s
e
I
F
i
r
e
A
c
c
e
s
s
P
l
a
n
Source: Proactive Engineering
Consultants
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 25Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
Fi
g
u
r
e
2
3
:
P
h
a
s
e
I
I
I
F
i
r
e
A
c
c
e
s
s
P
l
a
n
DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER
FIRE DEPARTMENT ACCESS / HOSE PULL
Source: Proactive Engineering
Consultants
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 3- 26Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 3: DEVELOPMENT PLAN
CONCEPTUAL UTILITY PLAN
DHAMMAKAYA INTERNATIONAL
MEDITATION CENTER
Fi
g
u
r
e
2
4
:
E
x
i
s
t
i
n
g
a
n
d
P
r
o
p
o
s
e
d
U
t
i
l
i
t
y
C
o
n
n
e
c
t
i
o
n
s
Source: Proactive Engineering
Consultants
February 21, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 1Dhammakaya International Meditation Center
SPECIFIC PLAN
Se
c
t
i
o
n
4 DESIGN GUIDELINES
4.1 Structures
The focal point of the DIMC Property is currently
the MacNeil Mansion. Designed in the French
Eclectic style in 1932, the MacNeil Mansion was
constructed in brick on a conservative, nearly
Georgian, plan with 18th century French provincial
elements, including quoining, shuttered casement
windows, mansard roof, and a dominant rooftop
balustrade. In 1954, under Jesuit ownership,
the first in a series of alterations to the MacNeil
Mansion occurred with the addition of the Neff
Chapel. Connected by a covered breezeway off
the eastern end of the MacNeil Mansion, the
Neff Chapel was harmoniously designed with
compatible materials and architectural elements.
The next addition occurred on the west end of the
MacNeil Mansion in the mid-1960’s. The addition
added a large hall, kitchen, meeting rooms, and
administrative office space. Although intended
to be architecturally compatible, the new addition
doubled the size of the mansion and removed a
large portion of the historic fabric and important
original features, including the original classical
entrance and round stairwell window, several
east interior rooms, and the original kitchen.
The focal presence and historic nature of the
MacNeil Mansion make designing new structures
on the Property a challenge. An important
issue in the historic preservation community
has been defining how new construction might
appropriately support and enhance, rather than
detract from, historic buildings and districts. The
modern preservation movement, based on the
1964 Venice Charter and the 1977 Secretary of
the Interior’s Standards for Rehabilitation and
Guidelines for Rehabilitating Historic Buildings,
called for additions to be at the same time
“differentiated” from the historic fabric and
“compatible with the historic materials, features,
size, scale, and proportion, and massing to protect
the integrity of the Property and its environment.”
MacNeil Mansion featuring a brick facade, decorative balustrade, and shutters, all elements of the
French Eclectic Style, which would remain unchanged.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 2Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
However, in today’s preservation movement,
some preservation authorities have shifted and
now support a strategy to differentiate new
and old construction as a means of preventing
confusion in how the public perceives the historic
building and its site. Therefore, the following
four strategies are available to designers of
new construction within a historic setting: 1)
literal replication, 2) invention within the same
or a related style, 3) abstract reference, and 4)
intentional opposition.
Literal replication is the strategy of copying or
replicating the style, typology, massing, and
materials of the historic structure. This was
seemingly the strategy employed for both
additions to the MacNeil Mansion. On a broad
scale, there are many examples of seamless
additions to historic structures. However, this
strategy has also come under criticism from
preservationists. Not every setting is appropriate
for literal replication and if not performed
impeccably, literal replication can appear as an
inappropriate “knock off” copy.
The strategy of “invention with the same or related
style” does not intend to replicate the original
design, but rather add new elements in either
the same or closely related style. The goal is to
create a sense of architectural continuity with the
Clockwise: Concrete balustrade surrounding the original pool, which would remain in place as a rose garden;
roof top balustrade, and shutters found on MacNeil Mansion, both of which will remain unchanged.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 3Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
To the left, the concrete
masonry and red clay tiles roof
on the existing Organizational
Housing buildings, which would
be removed. The proposed
Organizational Housing
buildings will contrast with
the MacNeil Mansion (shown
below), which will remain
unchanged.
original structure. This strategy has a long history
and has been most widely used by architects. One
of the best examples is the United States Capitol
building, which was greatly expanded in size over
the course of two centuries without changing its
style. If done correctly, this strategy results in new
work that is both differentiated and compatible
to the surrounding historic structures, with the
balance tipped toward compatibility.
The strategy of abstract reference is very similar
to invention with the same or related style. Both
strategies strive to balance differentiation and
compatibility, however abstract reference leans
more toward differentiation than compatibility.
The last potential strategy, intentional opposition,
intentionally creates contrast between the new
structure and the historic structure. Compared
to the other strategies, intentional opposition
prioritizes differentiation over compatibility.
An example on the DIMC Property is the
differentiation between the MacNeil Mansion
and the current dormitory buildings. The MacNeil
Mansion embodies a French Eclectic style, while
the dormitory structures present as Rustic Ranch
style buildings constructed of concrete brick
masonry that was left unsheathed or painted and
topped with red clay tile roofs.
The appropriate strategy for the design of the
new Meditation Hall depends on location and
relationship to the historical context of the site.
The location of the Meditation Hall near East
Monrovia Place will make it the new focal point
of the DIMC Property. From East Monrovia Place,
visitors will enter the new driveway directly in
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 4Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
MacNeil Mansion which will remain unchanged.
front of the Meditation Hall. Therefore, its visibility
will establish the character of the Property.
Given that the Meditation Hall will be the only
structure primarily visible from public streets and
will form the entry window to the project site,
the architectural strategy for the Meditation Hall
should represent a cross between the second
strategy (invention within the same or a related
style) and third strategy (abstract reference)
described above.
Replication of the MacNeil Mansion is not the goal;
however, compatibility is important. Creating a
closely related style, as suggested in the second
strategy, is difficult given the very different building
Complimentary architectural elements of the west addition
(photo below) and Neff Chapel addition (photo to the
left) to the MacNeil Mansions, both of which will remain
unchanged.
typologies and building proportions. Therefore,
the differentiation referenced in the third strategy,
abstract reference, is inherent given the different
building typologies. As shown in Figures 9 through
11, the colors, materials, use of articulated cornice,
details at building corners, glazing and shade of
windows and doors, symmetry with a center axis,
and divided horizontally by a base, body, and
crown, of the Meditation Hall creates a stylistic
compatibility with the MacNeil Mansion that
complements the history of the project site. The
design of the Meditation Hall shall be consistent
with the discussion in these Design Guidelines and
the elevations / renderings shown in Figures 25
through 27.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 5Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
Fi
g
u
r
e
2
5
:
M
e
d
i
t
a
t
i
o
n
H
a
l
l
R
e
n
d
e
r
i
n
g
Above: 3-D Model of the new Mediation Hall front entrance.
Below: 3-D Model of the new Meditation Hall (Phase I).
Source: BARarchitects
August 10, 2023
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 6Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
Fi
g
u
r
e
2
6
:
M
e
d
i
t
a
t
i
o
n
H
a
l
l
R
e
n
d
e
r
i
n
g
Source: BARarchitects
August 10, 2023
Above: 3-D Model viewing the south side of the new Mediation Hall for Phase I.
Below: 3-D Model viewing the south side of the new Mediation Hall for Phase III and additional square footage.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 7Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
Above: The new Mediation hall mimics the symmetry with a center axis found in the MacNeil Mansion
architecture.
Below: The new Meditation Hall utilizes architectural detail found in the MacNeil Mansion.
Fi
g
u
r
e
2
7
:
A
r
c
h
i
t
e
c
t
u
r
a
l
D
e
t
a
i
l
s
o
f
t
h
e
M
e
d
i
t
a
t
i
o
n
H
a
l
l
Source: BARarchitects
August 10, 2023
Left: A distinctive characteristic of the MacNeil
Mansion is it’s masonry construction and
Quoining details. These details will be utilized
in the architecture of the new Meditation Hall.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 8Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
The basic block form of the MacNeil Mansion, which would remain unchanged.
4.2 Landscape
Landscaping will complement good architectural
design and create a finished product. Figures 16
through 19 include the preliminary landscape plans
for Phase 1 through Phase 3, which are intended
to implement the following general guidelines. A
final landscape plan for the Specific Plan shall be
approved by the City and shall be installed prior to
the issuance of final occupancy permits.
• The existing landscaping, especially
the dense gardens along the current entry
driveway should be preserved to the maximum
extent possible.
• Future landscaping along East Monrovia
Place in front of the Meditation Hall should
appear as an extension of the existing
landscaping, except the new entry should be
accentuated to signify a point of arrival.
• The drive aisles from East Monrovia
Place at the entry to the Meditation Hall may
include enhanced paving, colored concrete,
interlocking pavers, or alternate materials to
accentuate the entry.
• A pedestrian access (sidewalk or trail)
connecting the Meditation Hall to the
pedestrian crossing to the sidewalk along the
south side of East Monrovia Place shall be
clearly marked by enhanced paving, striping,
or other alternate materials as it crosses the
parking lot.
• The trees identified in Figure 28 are being
impacted as a result of Project implementation.
A total of 20 trees are anticipated to be
impacted within the construction of Phase 1. A
total of 4 trees are anticipated to be impacted
with Phase 3. Total build out of the Meditation
Hall will impact 24 trees.
• Retaining walls directly visible to neighboring
properties shall not exceed six feet in height.
Retaining walls internal to the project site shall
not exceed 10 feet in height. Gravity walls are
encouraged in fill conditions. Conventional
retaining walls would occur in cut conditions.
• Retaining walls shall be constructed of
split-face block or if constructed with other
materials, such as shotcrete, the face of the
wall shall include either a color and texture,
or veneer (such as stone, rock, or plaster), to
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 9Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
The existing olive trees located behind the existing
Organizational Housing Buildings.
The oak tree pictured above is located in front of the
Montserrat building.
The existing gardens along the current entry way
would remain unchanged.
soften the appearance of the walls. No exposed
precision block shall be permitted, unless
covered with stucco and painted. Planting is
required either in front of the walls or along
the top with cascading vines to soften the
appearance of the walls. The entire wall is not
required to be covered, however the majority
of the wall shall be screened with vegetation.
The vegetation shall be maintained and kept in
a healthy condition.
• To reduce water demand, compliance with
the City of Azusa Water Efficiency Ordinance and
the use of native planting and/or compatible
species of drought-tolerant/water efficient
plants is required.
• Up-lighting, where the source of light is
below grade or hidden, of landscape elements,
building facades, and architectural features is
encouraged. All light shall be directed away
from surrounding residences and roadways, and
light spill-over shall be confined to the Property.
• Many geometric shapes and spaces are
found throughout the DIMC property, including
circular and rounded shapes, angled details
like arrows, pentagonal shapes, and informal
geometric patterns. Hardscape and courtyard
design are encouraged to incorporate these
design features.
• The original pool, which is now a rose garden,
shall remain in place, including the original
concrete balustrade surrounding the pool
deck. Should building codes require additional
safety fencing around the balustrade, plexiglass
or similar material should be used behind the
balustrade so as not to obstruct or detract from
the visibility of the balustrade from the pool
deck.
• Perimeter landscaping should be placed and
designed to create privacy and screening from
and to surrounding neighbors and roadways.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 10Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
Fi
g
u
r
e
2
8
:
P
h
a
s
e
I
a
n
d
I
I
I
T
r
e
e
R
e
m
o
v
a
l
s
Source: Burton
February 8, 2024
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 4- 11Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 4: DESIGN GUIDELINES
4.3 Signage
The Meditation Hall building includes an
integrated logo as part of the southern elevation’s
building design. Additional signage, such as
entry monuments, may be incorporated into
entry walls located on either side of entry drive
aisles, based on a finding that the proposed
entry walls complement the architectural style
of the Meditation Hall and do not obstruct sight
lines entering or leaving the DIMC property. The
design of the entry walls should include natural
materials to the extent possible and a color palette
consistent with the Meditation Hall. Internal
lighting would not be permitted.
A Master Sign Plan shall be submitted to the City
for review and approval prior to construction.
The existing concrete balustrade wall surrounding
the existing pool.
The existing rose garden.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 5- 1Dhammakaya International Meditation Center
SPECIFIC PLAN
Se
c
t
i
o
n
5 DEVELOPMENT STANDARDS
5.1 Purpose
Adoption of the Specific Plan changed the zoning
on the Property from Institutional to Specific
Plan - 8. The General Plan designation remains
Institutional/School. The existing and proposed
uses of the project site will remain consistent with
the Institutional/School land use designation. As
previously stated, the dormitories onsite, which
long pre-date adoption of the current General Plan
are classified as an Organizational Housing per
Chapter 88.70 of AMC, and therefore consistent
with the Institutional/School designation. 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
improvement.
This section of the Specific Plan establishes the
development standards that govern construction
and operation of the DIMC facilities. This section
amends and supplements the City of Azusa
Municipal code and is intended to be regulatory
in nature.
5.2 General Provisions
A. All construction and development within the
Specific Plan area shall comply with applicable
provisions of the most recently adopted
version of the Building Code (including all
related mechanical, electrical, and plumbing
codes). In case of a conflict between the
specific provisions of any such regulations and
the Specific Plan regulations, the provisions of
the Building Code shall prevail.
B. All construction and development within the
Specific Plan area shall comply with the setback
and building height requirements established
herein. The methods for measuring setbacks
and building heights shall be the same methods
prescribed in Section 88.30.040 and 88.30.060
of the Azusa Municipal Code.
C. If an issue, condition, or situation arises
or occurs that is not sufficiently covered
or provided for in the Specific Plan so as to
be clearly understandable, the Community
Development Director shall determine which
regulations are applicable. Those regulations
of the Azusa Municipal Code applicable for the
most similar use, issue, condition, or situation
shall be used by the Community Development
Director as guidelines to resolve the unclear
issue, condition, or situation.
D. If any portion of these requirements is, for any
reason, declared by a court of c o m p e t e n t
jurisdiction to be invalid or ineffective, in
whole or in part, such decision shall not affect
the validity of the remaining portions hereof.
The City Council hereby declares that it would
have enacted these regulations and each
portion thereof irrespective of the fact that
any one or more portions be declared invalid
or ineffective.
5.3 Development Map
The Site Plan, provided as Figures 6 and 8,
represents the Development Map, which depicts
the extent of physical improvements on the
Property. Additional improvements or changes to
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 5- 2Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 5: DEVELOPMENT STANDARDS
those improvements shown on the Development
Map would require an amendment to this Specific
Plan, as described in Section 6.4.
5.4 Permitted Uses
Uses permitted with the Specific Plan boundaries
shall be consistent with the following table. If a
use is not listed below, the use is not permitted
under any circumstance.
KEY: P- Permitted Use, Zoning Clearance required;
MUP- Minor Use Permit; UP- Use Permit; S- Specific
Use Regulations A – Ancillary; TUP – Temporary Use
Permit
1 – Conference/Convention/Worship and Meditation uses
associated with the planned DIMC events as described in this
Specific Plan are permitted by right as specified within Section
5.4.1. Any other conference/convention uses not associated
with planned DIMC events are subject to the approval of a Use
Permit.
2 – Minor modification, including but not limited to, non-
substantive deviation from the original building, modifications
to support structure and safety of the building, changes to
plant material, and modifications that would not significantly
affect the design or visual quality of the MacNeil Mansion.
The approval process for a minor modification includes a
submittal for the review and approval by the Community
Development Director or designee.
3 – Specialized education and training is permitted provided
the education and training are associated with the teachings
of Buddha and practice of meditation. Education and training
uses outside of the teachings of Buddha and practice of
meditation would require a Use Permit.
4 – Child care is an ancillary service for watching children
during classes or events. No commercial day care uses or day
care uses not ancillary to DIMC uses is permitted.
5.4.1 Use Restriction
Use of the DIMC facilities, including the Meditation
Hall, consistent with the limitations specified
below, is permitted by right and no further City
approval is necessary, unless otherwise specified.
The following use of the DIMC facilities shall be
restricted to a maximum number of participants
during events and ceremonies as follows:
• The two major ceremonies per year (Vesak
and Maka Puja Day) occur outside and shall
be limited to a maximum of 700 participants
per event with approval of a Temporary Use
Permit for off-site parking.
• The two medium size events (New Year
and Kathina) shall be limited to a maximum
of 200 participants during Phase 1 and 299
participants per event at Phase 3 buildout.
• Monthly events (1st Saturday) shall be
limited to a maximum of 200 participants
during Phase 1 and 299 participants per event
at Phase 3 buildout.
• Weekly events shall be limited to 200
participants during Phase 1 and 299 participants
per event at Phase 3 buildout.
Table 3: Permitted Uses
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 5- 3Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 5: DEVELOPMENT STANDARDS
5.5 Development Standards
The following development standards shall apply
to structures within the Specific Plan boundaries.
N.A. – Not applicable, which means no
development standard applies.
1 – Building height maximum applies to the structure, as well
as all associated mechanical equipment.
2 – Two major events occur and will remain outdoors. If the
number of participants is anticipated to exceed 200 during
Phase 1 and 299 during Phase 3, a Temporary Use Permit to
provide offsite parking must be obtained prior to the event.
In the case the event exceeds 200 during Phase 1 and 299
during Phase 3, at least 238 parking spaces shall be provided
during the larger events as outlined within Appendix B. .
3 – Parking spaces shall be designed and sized in accordance
with Section 88.36.090 of the City of Azusa Municipal Code.
4 – DIMC shall encourage the use of public transportation by
providing shuttle service to and from the Gold Line station
located at Citrus Avenue during Major ceremonies. Shuttle
service shall run at 15-minute intervals at least one hour before
and one hour after the event’s published start and end times.
Shuttle vehicles shall accommodate at least 6 passengers. The
use of mass transit results in a parking credit of 15 percent per
the DIMC Traffic Study included in Appendix B.
In addition to the development standards
mentioned above, all storage and trash receptacles
must be enclosed and shielded from view from
the public right-of-way and adjacent neighbors.
5.6 Utilities
All new utilities to serve the Meditation Hall and
the Organizational Housing buildings, including
but not limited to electrical, water, sewage,
and telecommunications, shall be installed
underground, unless otherwise directed by the
Community Development Director (Figure 24).
Proposed utilities will connect with the existing
utilities on the Property, which include:
• 8-inch or smaller sewer line
• gas line
• electrical
The following new connections will occur to East
Monrovia Place.
• 8-inch or smaller water line
Existing utilities in East Monrovia Place consist of
a 12-inch water main and an 8-inch sewer line.
Table 4: Development Standards
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 5- 4Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 5: DEVELOPMENT STANDARDS
5.8 MacNeil Mansion
The MacNeil Mansion, including the Neff Chapel,
is designated as a historic structure by the City of
Azusa. As such, any modification to the structure
requires the approval from the City of Azusa.
DIMC is permitted to make necessary repairs to the
MacNeil Mansion as part of general maintenance
provided those repairs maintain the original
integrity and design of the structure, including
use of similar materials and color. DIMC is not
permitted to make any additions or modifications
to the MacNeil Mansion that would change the
integrity, design, or appearance of the structure
without prior authorization from the City of Azusa.
Minor modifications to the structure beyond
general maintenance would require the approval
of a Use Permit from the City of Azusa, provided
those modifications do not change or increase the
intensity of the use as established in this Specific
Plan. Any future changes to the MacNeil Mansion
that would substantially alter the structure or the
use would be subject to Specific Plan Amendment
approval by the City of Azusa.
5.7 Landscape
Landscaping shall be installed in accordance
with the preliminary Landscape Plan, included as
Figures 17 through 19.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 6- 1Dhammakaya International Meditation Center
SPECIFIC PLAN
Se
c
t
i
o
n 6 SPECIFIC PLAN IMPLEMENTATION
6.1 Authority and Scope
California Government Code Section 65450
authorizes preparation of specific plans to
implement a jurisdiction’s General Plan. State
law provides limited guidance regarding the
content and scope of a specific plan, indicating
that a specific plan must address the distribution,
location, and extent of land use; the infrastructure
both public and private necessary to support the
land use plan; and an implementation plan that
includes identification of financing measures.
Also, the specific plan must include a statement of
the relationship of the specific plan to the general
plan. The specific plan may also address any other
subjects, which decision makers find necessary
to desirable to achieve city goals, as stated in the
General Plan.
Pursuant to local and State CEQA guidelines, the
City of Azusa prepared an Initial Study in November
2014, which determined that this project may
have significant environmental impacts, and
therefore an Environmental Impact Report
(EIR) was warranted. An EIR was prepared and
recommendations for mitigation measures were
included to lessen potentially significant impacts.
The EIR addressed potential environmental
impacts associated with the Specific Plan, and
included future development projects, site plans,
tentative tract maps, parcel maps, and any other
development processed in conformance with
the Specific Plan. Future development projects
or development phases within the Specific Plan
boundaries that are consistent with the Specific
Plan will require either no further environmental
documentation or, in special cases, focus
environmental analysis and action as determined
in Section 15162 of the CEQA Guidelines.
6.2 CEQA Compliance
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 6- 2Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 6: SPECIFIC PLAN IMPLEMENTATION
6.3 Enforcement of the Specific Plan
The provisions of the Specific Plan shall generally
be enforced in a manner identical to the prevailing
City procedure to enforce the provisions of
the development and subdivision codes. At a
minimum, the City shall monitor compliance with
the Specific Plan and mitigation measure at these
stages:
• During review and approval of subsequent
development permits and use permits.
• During the review of working drawings, and
prior to the issuance of grading or building
permits.
• Prior to the issuance of a Certificate of
Occupancy for any building within the Specific
Plan area.
• Prior to the recording of any parcel map or
final map within the Specific Plan boundaries.
Upon receipt of any written complaint alleging and
providing evidence that all applicable zoning
and/or Specific Plan requirements or subsequent
project approval conditions have been violated.
Such written complaints shall be kept anonymous
unless disclosure of the complainant is required
for court action against the violating party.
In accordance with the California Government
Code Section 65450 (et. Seq.), Specific Plan shall
be prepared, adopted, and amended in the same
manner as General Plans, except that Specific Plans
may be adopted by resolution or by ordinance.
This Specific Plan may be amended, as necessary,
in the same manner that it was adopted, as set
forth in the Azusa Municipal Code.
6.4 Amendments to the Specific Plan
Said amendment shall not require a concurrent
General Plan Amendment unless it is determined
by the City that the proposed amendment would
substantively affect the General Plan Goals,
Objectives, Policies, or Programs for the DIMC
Specific Plan area.
Any Specific Plan Amendment application shall
be subject to review as required by the California
Environmental Quality Act.
6.4.1 Development Review/ Precise
Plan of Design
To ensure implementation of the DIMC Specific
Plan guidelines, development plans shall be
reviewed and approved by the City of Azusa
through this combined Development Review/
Precise Plan Process.
The implementation and development of the
Specific Plan shall require Precise Plan of Design
review:
When design of a project begins, submittal to
the Planning Division, a Development Review/
Precise Plan(s) for the overall District compatible
with the architectural criteria, site planning, and
the landscape guidelines as defined in the Design
Guidelines and other portions of the Specific Plan
shall be required.
1. The Development Review/Precise Plan(s)
process and submittal requirements shall be
as follows:
a. An application for Development Review/
Precise Plan shall contain:
(1) Conceptual Site Plan/ Grading Plan;
(2) Conceptual Floor Plans; and
(3) Conceptual Architectural Elevations.
b. When the Development Review/ Precise
Plan application is deemed completed by
the Planning Division, the application will be
reviewed per Development Code guidelines.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 6- 3Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 6: SPECIFIC PLAN IMPLEMENTATION
c. The following findings shall be met:
(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.
(2) The proposed project is in substantial
conformance with this Specific Plan.
(3) The proposed project does not
unreasonably interfere with the use or
enjoyment of property in the vicinity.
(4) The proposed project does not
adversely affect the public peace, health,
safety, or general welfare.
d. The Development Review/ Precise Plan
application maybe approved subject to
conditions deemed necessary to assure
that the general purpose and intent of this
Specific Plan are met.
Certain modifications to the Specific Plan text and
graphics are exempt from the formal amendment
process; they are subject to review and approval
by the Community Development Director. These
are minor changes that may occur during the
implementation of the Specific Plan and that
do not materially affect the overall purpose and
intent of the Specific Plan as specifically defined
below:
1. Minor changes to the Specific Plan text and/
or maps that are not extensive enough to
be considered a substantial or fundamental
change in land use relative to the original
approval, as determined by the Community
Development Director.
2. Minor changes to the Specific Plan that
would not have a substantial adverse impact
on surrounding properties, as determined by
the Community Development Director.
6.4.2 Minor Modifications
3. Minor changes to the Specific Plan that
would not alter any findings contained in the
environmental document prepared for the
approval, as determined by the Community
Development Director.
4. Minor changes to the use of the DIMC
facilities, including the Meditation Hall, such
as changes to the number, size, or timing of
events, that would not cause new or more
significant impacts to surrounding neighbors
or exceed on-site parking without alternative
measures to accommodate guests.
5. Minor changes to the Specific Plan that
would not affect the total maximum number
of Organizational Housing and overall
development area as approved in the Specific
Plan.
6. Minor changes to the Specific Plan that would
not affect the ability to meet infrastructure and
service provisions contained in the Specific
Plan.
7. Minor changes to the Specific Plan that
would not significantly affect the overall design
and visual quality of the planned community.
8. Minor changes to the Design Guidelines
criteria when character of the specific product
and exact dimensions of the site may impact
the ability to develop a more desirable product
type.
9. Examples: The following are examples of
minor modifications that do not require a
Specific Plan Amendment and are subject
to review and approval by the Director of
Community Development:
a. Minor Landscape design modifications
that consistent with the design guidelines
contained in this Specific Plan.
b. Final facility sizing and precise location
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Page 6- 4Dhammakaya International Meditation Center
SPECIFIC PLAN
SECTION 6: SPECIFIC PLAN IMPLEMENTATION
An application shall be filed pursuant to
the provisions of Section 88.51.020 (Zoning
Clearance) the Zoning Ordinance for any proposed
modification as described in Section 6.4.2 above.
Upon acceptance of an application and upon
receipt of fees, the Community Development
Director shall determine if the application
is complete. Subsequently, the Community
Development Director shall act to approve,
conditionally approve, or deny the application;
however, the Director shall have the discretion
to refer any such request for modification to the
Planning Commission for a public hearing. The
application shall then be processed pursuant to
Section 88.51.032 Design Review of the Zoning
Ordinance.
Within ten (10) working days of rendering a
decision, the Director shall notify the applicant,
in writing, of the decision. The notice of decision
shall recite, among other things, the facts and
reasons that make the granting or denial of the
application necessary to carry out the provisions
and general purpose of the Specific Plan.
The decision of the Director is considered final on
the date that the report is issued. The decision
shall become effective after the appeal period.
of water, sewer, and storm drainage
improvements when directed by the City
Engineer.
c. Specific modification of a similar nature to
those listed above, that are deemed minor
by the Director of Community Development,
that are keeping with the intent of the
Specific Plan and in conformance with the
General Plan.
10. Minor modification applications must
include finding that demonstrate consistency
with the Specific Plan goals and objectives.
6.4.3 Application for Minor
Modifications
An appeal may be filed in accordance with the
procedure specified in Section 88.56 of the Zoning
Ordinance. The appeal period is twenty (20) days.
A minor Modification that is valid and in effect
and granted pursuant to the provisions specified
herein shall run with the land and shall continue to
be valid upon change of ownership of the land or
any lawfully existing building or structure on the
land.
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
1Section1Section
LIST OF PREPARERS7
Se
c
t
i
o
n
Page 7-1Dhammakaya International Meditation Center
SPECIFIC PLAN
VCS Environmental
30900 Rancho Viejo Rd, Suite 100
San Juan Capistrano, CA 92675
In conjunction with:
Carlile Coatsworth Architects, Inc.
2495 Campus Drive, 2nd Floor
Irvine, CA 92612
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
Fong Hart Schneider — Partners
31742 Coast Highway
Laguna Beach, CA 92651
Investigative Science and Engineering, Inc.
1134 D Street
P.O. Box 488
Ramona, CA 92065
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Walden & Associates
2552 White Road, Suite B
Irvine, CA 92614
Dhammakaya International Meditation Center
SPECIFIC PLAN Page 7- 1
Se
c
t
i
o
n
7 LIST OF PREPARERS
Carlson Strategic Land Solutions
27134A Paseo Espada, Suite 323
San Juan Capistrano, CA 92675
In conjunction with:
BAR Architects
315 W. 9th Street, Suite 500
Los Angeles, CA 90015
Burton Landscape Architectural Studio
307 S. Cedros Ave
Solana Beach, CA 92075
DUKE CRM
22 Socorro
Rancho Margarita, CA 92688
JM Research & Consulting
5110 Magnolia Avenue
Riverside, CA 92506
Linscott Law & Greenspan
2 Executive Circle, Suite 250
Irvine, CA 92614
Petra Geotechnical, Inc.
25050 Avenue Kearny
Suite 110A
Valencia, CA 91355
Proactive Engineering Consultants
27042 Towne Centre Drive, Suite 110
Foothill Ranch, CA 92610
Appendix A
General Plan Consistency
General Plan Consistency
Pursuant to California Government Code Section 65454, a Specific Plan shall be consistent
with the local jurisdiction’s General Plan. The following provides an assessment of consistency
between the City’s goals and objectives of the current General Plan and the Dhammakaya
International Meditation Center (DIMC) Specific Plan. 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 designa tion for 17 years.
The framework for this assessment is the City’s goals and policies found in the General Plan
created in April 2004. Only those goals and policies that apply to the DIMC site are discussed.
The General Plan goals and policies are shown in italics and the Specific Plan consistency analysis
follows.
Chapter 3. The Built Environment
Land Use Goals and Policies
Goal 1.
Provide for a complete and integrated mix of residential, commercial, industrial,
recreational, public, and open space meeting the needs of existing and future residential
and businesses.
Policy 1.1 Establish the urban form of neighborhoods, corridors, districts, and
recreation/open space as shown on Urban Form Diagram, Figure CD-2. Figure CD-2
indicates the location of neighborhoods, districts, corridors in the urban form
structure. Figure CD-3 indicates the proposed land uses for those areas within the
urban form structure as well as all other areas of the City and Sphere of Influence.
(LU1 and LU2)
Table CD-2
Land Use Plan Classification
Category
Typical Principal Use (Not
All Inclusive)
Maximum Density/Intensity
and Heights (See Figure CD-4)
Institutional/Schools
◼ Religious
◼ Community Meeting
◼ Schools (public and private)
◼ Governmental Offices
0.35-1.2 FAR
Must Be Of a Scale and
Intensity that Respects
Surrounding Uses
Policy 1.2 Establish land use designations and appropriate density standards and
development standards to:
• ensure a balance of land uses;
• and enhance the City’s long-term economic and fiscal well-being, including
housing units of all types and prices; retail and commercial uses; employment
generating industrial businesses; recreational facilities; governmental services;
utilities and infrastructure; institutional and religious; and open space as defined
in Land Use Diagram Classification, Table CD-2, and shown on the Regulating
Plan, Figure CD-3 and Land Use Diagram, Figure CD-4. (LU1, LU2, and LU24)
The DIMC property is designated Institutional and surrounded by new residential development
in the Rosedale community. Table CD-2 Land Use Plan Classification: Institutional / Schools
requires that an institution “Must be of a Scale and Intensity that Respects Surrounding Uses.”
The buildings on the existing DIMC property all pre-date the surrounding Rosedale residential
community. The existing buildings are set at a lower elevation than surrounding residential lots
to the north and setback and screened from residential dwellings to the south. The
improvements depicted in the Specific Plan accomplish the same land use compatibility. The
Meditation Hall is situated in the lowest portion of the site, below the elevation of the
surrounding homes. Landscaping throughout the DIMC property is extensive, which provides
separation, screening, and compatibility with surrounding land uses. Furthermore, the Specific
Plan includes design guidelines to ensure the new structure is designed to be consistent with,
and not detract from, the historical significance of the MacNeil Mansion. Events at DIMC also do
not contribute or alter the urban form of the surrounding neighborhood. The events held by
DIMC have been analyzed in the Specific Plan Environmental Impact Report (EIR) and shown to
be generally quite in nature and compatible with th e surrounding residential uses. The events
held by DIMC are also conducive to public transportation. The Citrus Avenue Gold Line station is
approximately two blocks away and DIMC has committed to providing a shuttle service to the
Gold Line station during it major events.
The new DIMC Specific Plan (SP8) is a new land use designation with appropriate density
standards and development standards to ensure compatibility with the surrounding
neighborhood.
Public and Institutional
Goal 7.
Ensure that public and institutional uses such as government and administrative offices,
recreation facilities, cultural centers, and educational uses adequately support the
existing and future population.
Policy 7.1 Allow for the:
• continuation of existing public recreational, cultural, educational, institutional and
health uses at their present locations; and
• development of new uses in other areas, in accordance with Table CD- 2 and
contingent on City discretionary review and approval, where they complement and
are compatible with adjacent land uses. (LU1, LU6, LU7, and LU9)
The improvements to the DIMC property would further enhance the existing cultural and
religious uses on the property consistent with Policy 7.1.
Policy 7.2 Allow for the development of private recreation, cultural, educational,
institutional, and health-care uses along corridors and in districts, in accordance with
Table CD-2, and provided that they are compatible with adjacent uses and subject to the
City discretionary review and approval. (LU1, LU6, LU7, and LU9)
The existing meditation use on the DIMC property is consistent with Land Use Table CD-2 and
is consistent with the surrounding land uses. DIMC hosts four large events per year that last
approximately four hours. While well attended, those events have been shown in the Specific
Plan EIR to comply with the City’s noise ordinance and not create a significant noise impact .
Outside of those events, the DIMC focuses on meditation and the teachings of Buddha, which
also do not constitute a significant noise impact as documented in the Specific Plan EIR . The
improvements to the DIMC property are designed to accommodate exist ing events and
activities, without expansion of use. Therefore, operationally, DIMC will continue to function
consistently with the General Plan.
Policy 7.9 Designate and acquire, through dedication or other legal means, lands for the
continuation and expansion of:
• public streets;
• freeway interchanges; and
• utility corridors, easements, and facilities. (LU1 and LU13)
Improvements to the DIMC property include dedication of right-of-way to the City for the
widening of Monrovia Place to its ultimate width.
Linkage of Development with Supporting Infrastructure and Public Services
Goal 9.
Ensure that Land Use Development is adequately served by supporting infrastructure
and public service.
Policy 9.1 Plan, implement, and monitor public infrastructure and service improvements
necessary to support land uses accommodated by this General Plan. (LU11 and LU12)
Policy 9.2 Require that type, amount, and location of development be correlated with
the provision of adequate supporting infrastructure. (LU1, LU11, and LU12)
The existing DIMC property is served by infrastructure and public service. Utilities exist in the
streets adjoining the DIMC property and public services are provided by the City. The
improvements specified in the Specific Plan will continue to be served by existing utility
connections and Conditions of Approval and Mitigation Measures have been included in project
approval documents to ensure that the infrastructure design is sufficient to support the
improvements identified in the Specific Plan. The City will continue to provide public services to
the DIMC property and the Specific Plan EIR analyzed the ability of the City to serve the Property
and determined that adequate public services exist to accommodate the improvements specified
in the Specific Plan.
Land Use Compatibility
Goal 10.
Ensure the compatibility among various types of land use.
Policy 10.2 Require on-site lighting of institutional, commercial, and industrial uses be
constructed or located so that only the intended area is illuminated, off-site glare is
minimized, and adequate safety is provided. (LU1 and LU6)
The DIMC proposal includes lighting surrounding the Meditation Hall . The Meditation Hall is
located below grade of the northern residential uses and perimeter screening to shield light and
noise from neighboring properties. Prior to construction a final lighting plan must be approved
by the City.
Building and Property Maintenance
Goal 11.
Ensure the proper maintenance of building and properties.
Policy 11.1 Require all structures to be constructed in accordance with City building and
other pertinent codes and regulations, including all new, adaptively re-used, and
renovated buildings; allowing appropriate exceptions for historically-significant
buildings. (LU3)
Policy 11.3 Require all developments including renovations and adaptive reuse of
existing structures (except historically significant buildings) be designed to provide
adequate space for access, parking, supporting functions, open space, and other
pertinent elements. (LU1 and LU3)
Policy 11.7 Require new development and existing development be maintained in a safe
manner. (LU23)
All development plans have been designed in accordance with current building codes. The site
location and architectural design of the new buildings has taken into account the historic setting
of the DIMC property as described in this Specific Plan. Conditions of Approval and Mitigation
Measures have been included to ensure that all construction will include City Building Permits
and adequate parking, open space, and maintenance.
Urban Form Goals and Policies
Goal 1.
Protect the historic and significant build and natural resources in the City.
Policy 1.1 Require development projects to establish the historicity of existing buildings
and landscape and require City review and permission to allow for their removal in
accordance with California Environmental Quality Act (CEQA) and the Cultural and
Historic Preservation Ordinances. (UF1).
The DIMC property includes recognized cultural resources, namely the MacNeil Mansion. The
Specific Plan EIR includes a cultural resource assessment that analyzes what potential impacts
removing existing structures and constructing new structures could have on the MacNeil
Mansion. The analysis concluded that the existing structures, Xavier and Montserrat buildings ,
are not historically significant given the date of construction. The analysis also concluded that
the existing dormitory buildings are also not historically significant given the numerous changes
made to the structures over the years. Therefore, no significant impacts to cultural resources
would occur as a result of the improvements to the DIMC property. Furthermore, architectural
guidelines included in the Specific Plan are designed to further avoid impacts to the existing
cultural resources on the site and ensure compatible design of future buildings.
Mobility Goals and Policies
Goal 1.
Balance the roadway with the planned land uses in the City.
Policy 1.2 Maintain Level of Service D on roadway segments and at signalized
intersections throughout the City, except in the down- town area, the University District,
and in the vicinity of freeway interchanges where Level of Service E shall be maintained
in these areas. (M1)
Policy 1.3 Require the cost of improvements to the existing circulation system and new
circulation system necessitated by new development to be borne by that development
that gains benefit. (M3)
The Specific Plan EIR includes a traffic analysis for two of the larger events that documents
potential impacts from the Specific Plan on City streets. The DIMC activities generally occur at
off-peak time periods and many of the participants in DIMC events, such as the monks, do not
drive. Therefore, DIMC participants rely heavily on carpooling and public transportation. The EIR
concluded that no significant traffic impacts would occur as a result of the improveme nts to the
DIMC property and that all potentially affected intersections will continue to operate at
acceptable levels of service. No off-site roadway improvements are necessary to serve the
improvements and maintain an acceptable level of service.
Goal 2.
Fully develop the street system to allow access to all areas of the City. Complete missing
links in the City’s street system.
Policy 2.2 Improve the street system in the northwestern part of the city including, but
not limited to, a new River Parkway and the extension of Sierra Madre Avenue. (M5)
Improvements to the DIMC property include dedication of right-of-way to the City for the
widening of East Monrovia Place to its ultimate width.
Land Use Planning Support of Mobility Goals
Goal 8.
Encourage walking, biking and the use of transit through a variety of land use
development and urban design measures.
Policy 8.1 Plan for an adequate amount, not an oversupply, of parking for autos, carpool
vans, and bicycles for each land use. (M13)
Policy 8.4 Plan land uses and design buildings to encourage transit, rideshare or carpool,
bicycling, and walking. This includes but is not limited to:
• permitting higher densities along transit corridors and around transit stations;
• allowing a mix of uses to include residential and commercial uses in the same area
in order to reduce the number of vehicular trips made;
• locating and designing new developments to encourage access by non- auto
modes;
• requiring new development to pro- vide direct and convenient pedestrian access
to transit and adjacent land uses within walking distances; requiring the
provision of transit facilities/amenities in larger scale developments;
• along corridors, requiring offstreet parking to be located behind buildings so
barriers to pedestrians and transit users are not created between the building
and the street; and locating buildings close to the street to be inviting to
pedestrians and transit users, as appropriate. (M11 and M13)
The Specific Plan EIR includes a parking analysis based on parking surveys conducted during
DIMC’s largest event, Vesak Day. The parking surveys determined the number of vehicles and
the number of occupants per vehicle. From those data, a parking demand of 238 spaces was
established for the largest (700 person) event. Many of the participants in DIMC events, such as
the monks, do not drive. Therefore, DIMC participants rely heavily on carpooling and public
transportation. In a survey presented to participants at DIMC’s largest event, over 30% of the
respondents indicated an interest in using the Gold Line for transportation to the DIMC site.
DIMC has committed to provide shuttle service to the Gold Line station at Citrus Avenue for
guests during its major events.
For the weekly and monthly events, included in Phase I is the construction of a new parking
lot with 83 parking spaces in front of the Meditation Hall, an additional drive aisle off East
Monrovia Place, and new landscaping around the Meditation Hall. A second phase of
improvements includes the reconstruction and enhancement of the gardens found in front of
MacNeil Mansion. This includes the development of a courtyard with a Buddha sculpture,
plantings, and irrigation. A third, later phase of improvements includes the addition of 1,805
square feet to the north side of the new Mediation Hall and an additional 19 parking spaces
located in front of the Meditation Hall. Total buildout of the Meditation Hall is 11,305 square
feet with a total of 103 parking spaces.
Historic and Cultural Resources
Goal 1.
Acknowledge, preserve, and protect the City’s Native American Heritage.
Policy 1.1 Determine, early in the planning process, through field surveys and Native
American consultation, whether archaeological or cultural resources are located within a
proposed development site. (HR1 and HR2)
The DIMC property includes recognized cultural resources, namely the MacNeil Mansion. No
Native American resources are located on the property. The Specific Plan EIR includes a cultural
resource assessment that concluded no significant impacts to cultural resources would occur as
a result of the improvements to the DIMC property. Furthermore, architectural guidelines
included in the Specific Plan are designed to further avoid impacts to the existing cultural
resources on the site and ensure compatible design of future buildings. Conditions of Approval
and Mitigation Measures have been included to ensure the preservation of any arch aeological or
cultural resources that might be discovered during grading.
Goal 3.
Preserve and protect places, buildings, and object that embody the City’s social,
commercial, architectural and agricultural history.
Policy 3.1 Encourage property owners to maintain and preserve the historic properties
currently listed on the landmarks list and those properties that may be added in the
future. Large-scale examples include Route 66, the Santa Fe Depot, the citrus packing
buildings, the mining activities, and the downtown core. (HR4, HR5, HR6, HR7, HR8, and
HR9)
The DIMC property includes recognized cultural resources, namely the MacNeil Mansion. No
Native American resources are located on the property. The Specific Plan EIR includes a cultural
resource assessment that concluded no significant impacts to cultural resources would occur as
a result of the improvements to the DIMC property. Furthermore, architectural guidelines
included in the Specific Plan are designed to further avoid impacts to the existing cultural
resources on the site and ensure compatible design of future buildings. The Specific Plan and
Conditions of Approval have been included to regulate future changes to the MacNeil Mansion
in order to ensure the preservation of the integrity of its design.
Chapter 5. Natural Environment
Geology Hazards Goals and Policies
Goal 1.
Ensure the 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 1.2 Require that proposed essential facilities apply the most current professional
standards for seismic design and be subject to seismic review, including detailed site
investigations for faulting, liquefaction, ground motion characteristics, and slope stability.
(Geo1, Geo2, Geo4, Geo5, Geo13, and Geo27).
Policy 1.3 Prohibit the location of Critical Facilities within an identified fault zone or
potentially active fault zone of concern (or future Alquist -Priolo Earthquake Fault Zone,
Figure Geo-2), unless it is determined by a qualified geologic engineer that a doser location
will not result in undue risks based on detailed site investigations. (Geo1, Geo11, Geo14
and Geo27).
The DIMC Property is located within a newly designed Alquist-Priolo Earthquake Fault Zone.
Therefore, the Specific Plan EIR conducted an extensive fault trench analysis on the DIMC
Property and after inspection determined that no faults are located on the DIMC property.
Furthermore, the location of the Organization Housing avoids the northwest corner of the DIMC
Property, which has the potential to be within the area of projection of a potential fault location
off the DIMC Property to the west. The Specific Plan EIR determined that based on extensive
subsurface analysis, no geotechnical impacts would occur. Conditions of Approval and Mitigation
Measure have been included to provide geotechnical recommendations during grading and
construction to ensure no significant impacts occur.
Noise
Goal 1.
Maintain community noise levels that meet health guidelines and allow for a high quality
of life.
Policy 1.1 Integrate noise considerations in the City’s land use planning and project
approval process (N1, N2, N3, N5, N6, N10, N11, and N12).
DIMC hosts four large events per year that last approximately four hours. While well attended,
these events have been shown in the Specific Plan EIR to comply with the City’s noise ordinance
and not create a significant noise impact. In addition, the Meditation Hall is located below grade
of the northern residential uses and perimeter screening to provide separation from neighboring
properties. Furthermore, extensive landscape is planned throughout the property, which would
further minimize noise generated during the larger events. Outside of those events, the DIMC
focuses on meditation and the teachings of Buddha, which inherently do not generate a
significant amount of noise as documented in the Specific Plan EIR. Conditions of Approval and
Mitigation Measures have been included to further minimize potential noise impacts on
surrounding neighbors.
Appendix B
DIMC Traffic Study
TRAFFIC IMPACT ASSESSMENT AND PARKING DEMAND STUDY DHAMMAKAYA INTERNATIONAL MEDITATION
CENTER EXPANSION PROJECT
Azusa, California
May 20, 2014
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
May 20, 2014
Mr. Peter Carlson
VCS Environmental
30900 Rancho Viejo Road, Suite 100
San Juan Capistrano, CA 92675
LLG Reference: 2.12.3294.1
Subject: Traffic Impact Assessment and Parking Demand Study
Dhammakaya International Meditation Center Expansion Project
Azusa, California
Dear Mr. Carlson:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this
Traffic Impact Assessment and Parking Demand Study for the proposed expansion to
the Dhammakaya International Meditation Center (DIMC). The DIMC campus is
generally located north of E. Monrovia Place and east of Rosedale Avenue, at the
terminus of Palm Drive, in the City of Azusa, California. Figure 1, located at the rear
of this letter report, presents a Vicinity Map that illustrates the general location of the
project site and depicts the surrounding street system.
This report evaluates the trip generation potential of the DIMC campus upon
completed of the proposed expansion project and assesses the parking requirements
of the campus based on parking surveys of the facilities during a special event in May
2013. The trip generation analysis has been prepared to determine if a traffic study
would be required based on the criteria outlined in the current Congestion
Management Program (CMP) for Los Angeles County. Per the Los Angeles County
CMP, a traffic impact analysis report is required when a proposed development
project is forecast to generate 50 or more trips during either the morning or evening
peak commute periods of a typical weekday. In addition, the traffic analysis identifies
the existing plus project daily segment level of service results. While the parking
assessment, identifies the parking needs based on the proposed expansion for a large
special event.
Our methods of analysis, findings and conclusions are described in detail in the
following sections of the report.
Mr. Peter Carlson
May 20, 2014
Page 2
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
PROJECT DESCRIPTION
Existing Facilities and Operations
Dhammakaya International Meditation Center (DIMC) is a non-profit organization
dedicated to teaching meditation to promote inner peace through the principals of
Buddhism. The existing DIMC facilities have a total square-footage of 33,325 square-
feet of floor area that consists of a 14,841 SF retreat center, 15,401 SF of dormitory
buildings with 70 rooms that can house up to 140 people, inclusive of a staff of 24
that resides on-site, and two chapels with a total floor area 3,083 SF. The main
building, which is the former Manresa Retreat, provides office and meeting room
space.
Based on information provided by VCS Environmental and DIMC, the events that
currently are held at the DIMC can be grouped into four categories, as follows:
• Major Outdoor Events (two per year) - Vesak (around May), approximately 700 people, 5:30 pm – 9:00 pm - Kathina (around Nov), approximately 500 people, 9:00 am – 3:00 pm
• Major Indoor and Outdoor Events (two per year) - New Year, approximately 300 people, 9:00 am – 3:00 pm - Maka (around February), approximately 300 people, 9:00 am – 3:00 pm
• Monthly Indoor and Outdoor Events (12 per year) - 1st Saturday of each month, approximately 250 people, 5:30 pm – 9:00 pm
• Weekly Indoor Events (52 per year) - Every Sunday, approximately 100 people, 9:00 am – 3:00 pm
The outdoor events are weather permitting, which has primarily affected the Kathina
event in November and is one of the reasons for the proposed expansion project.
Proposed Project
The proposed DIMC Expansion Project includes the construction of multi-level
69,179 SF Meditation Hall consisting of 11,562 SF of meeting space spread through
three levels, 11,540 SF of storage, a dining hall with 9,397 SF of floor area, 5,610 SF
of office space, and 31,070 SF of accessory to be located on the 1st floor, 2nd floor and
mezzanine. A total of 277 parking spaces will be provided for the proposed Project.
Mr. Peter Carlson
May 20, 2014
Page 3
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
In addition, the proposed Project includes the renovation of the existing dormitories
into new two-story structures. Currently, the 70 existing dormitory rooms house 2
persons per room. The proposed 45 dormitory rooms would vary in size and allow
for between 2 and 8 persons per room for a total of 224 guests/staff, inclusive of a
staff of 24 that now resides on-site. Parking for the DIMC will be provided via 277
on-site parking spaces.
Figure 2 presents the proposed site plan dated April 25, 2014 for the project
prepared by Carlile Coastworth Architects, Inc. As shown, access to the Project site
will be provided via the existing “private” access roadway to the campus and an
additional driveway located to the east along Monrovia Plaza. It should be noted that
the expansion Projects primary purpose is to provide enhanced facilities and is not
expected to increase the number of participants attending.
EXISTING DATA COLLECTION
The Project site has been visited and an inventory of adjacent area roadways and
parking has been performed. Daily traffic counts and park counts have been
conducted for both a typical event and Buddha’s Birthday (Vesak) as specified below.
Daily Roadway Segment Counts:
Thursday - Sunday (5/23/13-5/26/13) Buddha’s Birthday (Vesak)
1. Monrovia Pl between Palm Dr and DIMC Dwy
2. Palm Dr south of Monrovia Pl
3. Rosedale Ave south of Monrovia Pl
4. Monrovia Place between Rosedale Ave and Palm Dr
5. Palm Dr south of Rail Road Tracks
6. Pasadena Ave north of Foothill Blvd
Parking Counts:
Parking Surveys were conducted at DIMC on Saturday, May 4, 2013 from
6:00 PM to 8:00 PM. Additional counts were conducted Friday, May 24, 2013
from 4:30 PM to 8:30 PM during 30 minute intervals.
Average Vehicle Occupancy (AVO) surveys were conducted at DIMC from
5:30 PM to 9:00 PM on Saturday, May 4, 2013 and from 4:30 PM to 9:00 PM
on Friday, May 24, 2013.
Mr. Peter Carlson
May 20, 2014
Page 4
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
Interview Surveys:
On Friday, May 24, 2013 interview surveys were provided during check-in.
A total of 112 surveys were filled out. Below presents a snapshot of the
results.
1. 94% of the attendees traveled by vehicle and 5% walked.
2. 94% of the attendees expected to stay until the end of the service.
3. 19% of the attendees traveled alone, 29% traveled 2 per vehicle, 21%
traveled 3 per vehicle, 13% traveled 4 per vehicle, 11% traveled 5+ per
vehicle, and 6 percent did not respond.
4. 76% of the attendees arrived between 4:00 PM to 7:00 PM.
5. 79% of the attendees destination originated locally in southern
California.
6. 30% of the attendees would consider using the Gold Line once it is
completed.
It should be noted that on May 24, 2013 the construction of Palm Drive at the railroad
was completed resulting in direct access to DIMC from Foothill Boulevard via Palm
Drive.
TRIP GENERATION
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular
movements, either entering or exiting the generating land use. Generation equations
and/or rates used in the traffic forecasting procedure are found in the 9th Edition of
Trip Generation, published by the Institute of Transportation Engineers (ITE)
[Washington D.C., 2012].
Proposed Project
Table 1 summarizes the trip generation rates used in forecasting the vehicular trips
generated by the proposed expansion project. Given our understanding of the project
and its operational characteristics, the trip generation potential for the new Meditation
Hall was estimated using the ITE rates for Land Use Code 560: Church.
Review of the lower part of Table 1 indicates that the proposed DIMC expansion
project is forecast to generate 630 daily trips, with 39 trips (24 inbound, 15 outbound)
produced in the AM peak hour and 38 trips (18 inbound, 20 outbound) produced in
the PM peak hour of a typical weekday.
Mr. Peter Carlson
May 20, 2014
Page 5
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
Special Events
Trip generation forecast was prepared for the “special events” that will occasionally
be hosted at the DIMC. These special events include the following:
Buddha’s Birthday is held once a year in May, typically on a weekday.
The two-hour ceremony occurs between 5:30 PM and 9:00 PM, with an
attendance of up to 700 persons, inclusive of staff.
New Year is held once a year in January between 9:00 AM to 3:00 PM.
Attendance is expected to be 300 persons, inclusive of staff.
Robe Offering (Kathina) is held on a Sunday in October/November
between the hours of 9:00 AM to 3:00 PM. Attendance is expected to be
500 persons, inclusive of staff.
Maka Ceremony is held on Sunday in February between 9:00 AM and 3:00
PM, with an attendance of 300 persons, inclusive of staff.
Saturday Night Ceremony is held once a month on the first Saturday of
each month. The ceremony occurs between 5:30 PM and 9:00 PM, with an
attendance of 250 persons, inclusive of staff.
Sunday Ceremony is held weekly. The ceremony occurs between 9:00 AM
and 3:00 PM, with an attendance of 100 persons, inclusive of staff.
Table 2 summarizes the trip generation potential associated with these occasional
special events. Review of Table 2 indicates that daily trip generation potential (either
weekday or weekend) ranges between 106 daily trips and 560 daily trips. Only one
event, Buddha’s Birthday, is expected to generate any weekday peak hour trips; the
other events primarily occur during the weekend or are scheduled outside the
weekday peak commute hours.
For Buddha’s Birthday in May, this special event is forecast to generate
approximately 185 trips (166 inbound, 19 outbound) during the PM peak hour of a
typical weekday.
EXISTING PLUS PROJECT TRAFFIC ANALYSIS
The existing plus project traffic conditions have been generated based upon existing
conditions and the estimated project traffic. These forecast traffic conditions have
been prepared pursuant to the California Environmental Quality Act (CEQA)
guidelines, which require that the potential impacts of a Project be evaluated upon the
circulation system as it currently exists. This traffic volume scenario and the related
Mr. Peter Carlson
May 20, 2014
Page 6
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
analyses will identify the roadway improvements necessary to mitigate the direct
traffic impacts of the Project, if any.
Study Area
To assess the potential impact of the proposed expansion project, six (6) key study
roadway segments have been identified for evaluation that may be impacted by the
proposed Project.
1) Monrovia Pl between Palm Dr and DIMC Dwy
2) Palm Dr south of Monrovia Pl
3) Rosedale Ave south of Monrovia Pl
4) Monrovia Place between Rosedale Ave and Palm Dr
5) Palm Dr south of Rail Road Tracks
6) Pasadena Ave north of Foothill Blvd
Level of service calculations have been performed at these locations for Existing
conditions and Existing Plus Project traffic conditions.
Level of Service Methodology
The Mobility Element of the City of Azusa General Plan sets forth performance
standards to maintain a Level of Service (LOS) D on roadway segments and at
signalized intersections through the City, except in the downtown area, the university
district and at freeway interchanges, where LOS E shall be maintained. Hence, the
Project will therefore have a significant impact if these standards are exceeded.
Roadway Segment Capacity Analysis
Existing Plus Project Traffic Conditions
Table 3 summarizes the daily level of service results at the key six (6) key roadway
segments for the Existing Plus Project traffic conditions. The first column (1) presents
the Capacity values used for the daily roadway segment capacities which are based on
Los Angeles County requirements for a local collector. The second column (2)
indicates the Existing Daily traffic volumes, volume to capacity ratio (V/C) and LOS.
The third column (3) forecasts Existing Plus Project traffic volumes, volume to
capacity ratio (V/C) and resulting LOS.
Review of Columns 2 and 3 of Table 3 shows that the all six (6) key study roadway
segments currently operate and are forecast to continue to operate at acceptable levels
of service for both Existing and Existing Plus Project traffic conditions. It should be
Mr. Peter Carlson
May 20, 2014
Page 7
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
noted that the expansion Projects primary purpose is to provide enhanced facilities
and is not expected to increase the number of participants attending. However, to be
conservative the total daily volumes estimated for Buddha’s Birthday (Vesak) used
were completely additive to the counted daily volumes. As such, based on this
assessment, the proposed expansion project will not have a significant traffic impact
on the roadway network in the immediate vicinity of the project.
PARKING ASSESSMENT
To determine the parking requirements specifically for special events that are held
annually at the DIMC upon completion of the expansion project, parking surveys
were conducted on two recent Saturdays in May 2013 by Transportation Studies Inc.
under the guidance of LLG. The parking surveys were performed at half-hour
intervals between 6:00 PM and 8:00 PM on Saturday, May 4, 2014 and from 4:30 PM
to 8:30 PM on Friday, May 24, 2013. The special event on May 4, 2013 represents
one of the monthly events that are scheduled on the 1st Saturday of each month
between5:30 PM and 9:00 PM. According to DIMC, attendance at this event totaled
220 persons, inclusive of staff/volunteers.
The special event on Friday, May 24, 2013 represents one of the two major events
that are held annually at the DIMC between 5:30 PM and 9:00 PM. According to
DIMC, attendance at this year’s event totaled 650 persons, inclusive of
staff/volunteers.
The parking surveys consisted of counting the number of parked vehicles within the
DIMC campus and/or designated off-site parking. This information reflects a more
precise parking demand for the DIMC, specifically, the parking demand associated
with special events of various sizes.
Parking Demand Surveys
Tables 4 and 5 identifies the parking supply and demand for the existing site during
Saturday, May 4, 2013 and Friday, May 24, 2013, respectively. Review of Table 4
shows that parking utilization occurred both on-site and on-street along Monrovia Place.
The peak parking demand occurred at 8:00 PM resulting in a total parking demand of
112 spaces. Review of Table 5 shows that parking utilization occurred both on-site, on-
street along Monrovia Place and off-site at Monrovia Nursery. The peak parking
demand occurred at 8:00 PM resulting in a total parking demand of 272 spaces.
Mr. Peter Carlson
May 20, 2014
Page 8
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
Average Vehicle Occupancy (AVO) Surveys
As vehicles enter the parking areas observations were made to identify the number
people present within each vehicles. From this information the Average Vehicle
Occupancy (AVO) was calculated. Review of Table 6 shows that Saturday, May 4,
2013 and Friday, May 24, 2013 had an AVO of 1.9 persons per vehicle and 2.5
persons per vehicle, respectively. It has been determined that the ratio of 2.5 persons
per vehicles should be applied to larger events with a total attendance of between 500
and 700 persons, inclusive of staff/volunteers such as Buddha’s Birthday (Vesak),
while smaller events with an attendance of between 100 and 300 person, inclusive of
staff/volunteers, which take place primarily on the weekends, require the use of 1.9
persons per vehicle to determine the parking requirements.
Future Parking Demand
As shown on Table 7, based on the results of the Parking Demand Surveys, and
assuming a maximum attendance of up to 300 persons, inclusive of staff/volunteers
and an AVO of 1.9 persons per vehicle, a maximum of 158 parking spaces are
required to support the weekly, monthly and major indoor/outdoor events. With an
on-site parking supply of 277 spaces adequate parking will be provided as a parking
surplus of 119 spaces is forecast.
For major special events held annually at DIMC (i.e. Vesak and Kathina) with an
attendance ranging between 500 and 700 persons, inclusive of staff/volunteers, the
parking demand would total between 200 and 280 spaces, respectively. However,
given the Metro Gold Line extension is expected to be completed in September of
2015 and the station will be within a quarter mile of DIMC, a mode split adjustment
of 15% was applied to account for the attendees that are willing to use rail to travel to
and from the site. As presented earlier, 30% of the attendees are willing to use the
Metro Gold Line once completed. However, to be conservative a potential parking
reduction of 15% was applied.
As shown in Table 7, the parking requirement for a major special event, after a 15%
mode split adjustment, would total between 170 and 238 spaces. As noted earlier, the
Project is proposing to construct 277 spaces.
Direct comparison between the proposed parking supply and future parking demand
indicates a parking surplus of 107 spaces for the “Kathina” event, and a parking
surplus of 39 spaces for the “Vesak” event. Please note that approximately 60 spaces
are provided along Monrovia Place east of Palm Drive adjacent to the DIMC campus.
Mr. Peter Carlson
May 20, 2014
Page 9
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
Although not considered in this parking assessment, these spaces are available for use
by the general public/local residents, inclusive of staff and attendees of the DIMC
campus.
CONCLUSION
Utilizing the criteria outlined in the current Congestion Management Plan (CMP) for
Los Angeles County, a traffic study is typically required when a proposed
development project is forecast to generate 50 or more two-way peak hour trips on a
typical weekday. Based on the trip generation forecast presented in Table 1, the
proposed DIMC expansion project is not anticipated to generate more than 50 peak
hour trips. As such, we conclude that a traffic study is not required for the proposed
Project. Although Buddha’s Birthday is forecast to generate more than 50 trips
during the weekday PM peak hour, this special event occurs only once a year and
therefore we conclude a traffic study in not necessary.
Nevertheless, to document to potential impacts of the Project, as assessment of six
roadway segments in the vicinity was conducted. The results of roadway segment
capacity analysis indicate that all study locations are expected to operate at acceptable
LOS A or B. Hence, based on the City’s LOS standards, the proposed Project will not
have a significant traffic impact. Without any significant traffic impacts attributable
to the Project, Project-related mitigation measures would not be necessary.
Based on the result of the parking demand assessment, adequate parking will be
provided at the DIMC upon completion of the proposed expansion project. Special
events with attendance of up to 300 persons are forecast to require 158 spaces. With a
total on-site parking supply of 277, a minimum surplus of 119 spaces is forecast. For
the two annual major special events with attendance ranging between 500 and 700
persons, the parking demand is forecast to total 170 spaces and 238 spaces,
respectively, which results in a minimum surplus of 39 spaces when compared to a
total on-site supply of 277 spaces.
* * * * * * * * *
Mr. Peter Carlson
May 20, 2014
Page 10
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
We appreciate the opportunity to prepare this analysis. Should you have questions
and/or comments regarding the aforementioned, please do not hesitate to contact our
office at (949) 825-6175.
Sincerely,
Linscott, Law & Greenspan, Engineers
Richard E. Barretto, P.E.
Principal
California Registration: TR 2006
Attachment
cc: Shane S. Green, P.E., Transportation Engineer III
TABLE 1
PROJECT TRAFFIC GENERATION 1
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER, AZUSA
ITE Land Use Code /
Project Description
Daily
2-Way
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Generation Factors:
560: Church (TE/1,000 SF) 9.11 0.35 0.21 0.56 0.26 0.29 0.55
Generation Forecasts:
Proposed Project
DIMC New Meditation Hall
(69,179 SF) 630 24 15 39 18 20 38
General Notes:
TE/1,000 SF = Trip ends per 1,000 square-feet (SF) of development.
1 Source: Trip Generation, 9th Edition, Institute of Transportation Engineers (ITE) [Washington, D.C. (2012)].
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
TABLE 2
SPECIAL EVENT PROJECT TRAFFIC GENERATION
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER, AZUSA
Project Description Special Event
Daily
2-Way
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Generation Forecasts:
Special Weekday Event
Buddha’s Birthday in May
(700 attendees inclusive of staff) 2 560 -- -- -- 166 19 185
New Year Ceremony in January
(300 attendees inclusive of staff) 3 240 -- -- -- -- -- --
Special Weekend Event
October Robe Offering Ceremony
Sunday (500 attendees inclusive of
staff) 4
526 -- -- -- -- -- --
Maka Sunday Ceremony
(300 attendees inclusive of staff) 5 316 -- -- -- -- -- --
Monthly Saturday Night Ceremony
(250 attendees inclusive of staff) 6 264 -- -- -- -- -- --
Weekly Sunday Ceremony
(100 attendees inclusive of staff) 7 106 -- -- -- -- -- --
2 Daily trip generation forecast assumes average vehicle occupancy of 2.5 attendees per vehicle and two daily
trips (one inbound and one outbound). PM peak hour traffic volumes assume 33% of daily traffic occurs
during the evening commute hour (in:out split – 9:1) for an event scheduled between 5:30 PM and 9:00 PM. 3 Daily trip generation forecast assumes average vehicle occupancy of 2.5 attendees per vehicle and two daily
trips (one inbound and one outbound). AM and PM peak hour traffic is nominal for event scheduled from
9:00 AM to 3:00 PM. 4 Sunday trip generation forecast assumes average vehicle occupancy of 1.9 attendees per vehicle and two
daily trips (one inbound and one outbound). Weekend event is scheduled from 9:00 AM to 3:00 PM. 5 Sunday trip generation forecast assumes average vehicle occupancy of 1.9 attendees per vehicle and two
daily trips (one inbound and one outbound). Weekend event is scheduled from 9:00 AM 3:00 PM. 6 Saturday daily trip generation forecast assumes average vehicle occupancy of 1.9 attendees per vehicle and
two daily trips (one inbound and one outbound). Weekend event is scheduled between 5:30 PM and 9:00
PM. 7 Sunday daily trip generation forecast assumes average vehicle occupancy of 1.9 attendees per vehicle and
two daily trips (one inbound and one outbound). Weekend event is scheduled between 9:00 AM to 3:00 PM.
TABLE 3
EXISTING PLUS PROJECT ROADWAY SEGMENT CAPACITY ANALYSIS
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER, AZUSA
Roadway Segment
(1)
LOS E
Capacity
(VPD)
(2)
Existing
Traffic Conditions
(3)
Existing + Project
Traffic Conditions
Daily
Volume 8
V/C
Ratio LOS
Daily
Volume V/C LOS
1. Monrovia Place between Palm
Drive and DIMC Driveway 13,000 1,522 0.117 A 2,152 0.166 A
2. Palm Drive south of Monrovia
Place 13,000 620 0.048 A 1,187 0.091 A
3. Rosedale Avenue south of
Monrovia Place 13,000 669 0.051 A 732 0.056 A
4. Monrovia Place between Rosedale
Avenue to Palm Drive 13,000 770 0.059 A 833 0.064 A
5. Palm Drive south of rail road tracks 13,000 1,571 0.121 A 1,138 0.164 A
6. Pasadena Avenue north of Foothill
Boulevard 13,000 7,615 0.586 B 7,678 0.591 B
Notes:
VPD = Vehicles Per Day
V/C = Volume to Capacity Ratio
8 Daily volumes utilized for this analysis are the highest from counts conducted on May 23 through May 26, 2013. The peak daily count for all locations
occurred on May 24, 2013 during Buddha’s Birthday (Vesak).
TABLE 4
SPECIAL EVENT PARKING SUMMARY
FOR MONTHLY EVENT HELD ON 1ST SATURDAY OF EACH MONTH
SATURDAY, MAY 4, 2013
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER, AZUSA
On-Site Parking On-Street Parking
Total Parking
Demand
Parking Area A Parking Area B Parking Area C
Supply 25 [a] 44 --
6:00 PM 39 0 2 41
6:30 PM 54 0 2 56
7:00 PM 63 5 2 70
7:30 PM 76 17 2 95
8:00 PM 78 30 4 112
Note:
[a] = Parking area consisted of field parking.
TABLE 5
SPECIAL EVENT PARKING SUMMARY
FOR ANNUAL OUTDOOR MAJOR EVENT (VESAK / BUDDHA’S BIRTHDAY)
FRIDAY, MAY 24, 2013
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER, AZUSA
On-Site Parking On-Street Parking Off-Site Parking 9
Total Parking
Demand
Parking Area A Parking Area B Parking Area C Parking Area D
Supply 25 [a] 44 35 --
4:30 PM 25 16 15 12 68
5:00 PM 25 21 19 6 71
5:30 PM 25 35 29 5 94
6:00 PM 25 59 40 4 128
6:30 PM 25 133 44 3 205
7:00 PM 25 170 44 26 265
7:30 PM 25 173 44 28 270
8:00 PM 25 175 43 29 272
8:30 PM 25 177 42 27 271
Note:
[a] = Parking area consisted of field parking.
9 Off-site parking occurred at Monrovia Nursery.
TABLE 6
AVERAGE VEHICLE OCCUPANCY SUMMARY
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER, AZUSA
Description Vehicles
Total People in all
Vehicles AVO
Saturday, May 4, 2013 98 186 1.9
Friday, May 24, 2013 184 461 2.5
N:\3200\2123294 - Dhammakaya Expansion, Azusa\Report\3294 DIMC Expansion Letter 5-20-14.docx
TABLE 7
FUTURE PARKING DEMAND SUMMARY
DHAMMAKAYA INTERNATIONAL MEDITATION CENTER, AZUSA
Special Event
Maximum
Attendance,
inclusive of staff and
volunteers Future Parking Demand
Weekly Indoor Event
(52 per year) 100 persons 53 spaces 10
Monthly Indoor /
Outdoor event
(12 per year)
250 persons 132 spaces10
Major Indoor / Outdoor
Event (2 per year) 300 persons 158 spaces10
Major Outdoor Event -
Kathina (1 per year) 500 persons 170 spaces11
Major Outdoor Event -
Vesak (1 per year) 700 persons 238 spaces11
10 Event parking requirement calculated based on an AVO of 1.9 persons per vehicle. 11 Event parking requirements calculated based on an AVO of 2.5 persons per vehicle and
application of a 15% mode split adjustment to account for the use of Metro Gold Line now
under construction.
Addendum to the Environmental Impact Report for
Dhammakaya International Meditation Center
Specific Plan Project
Addendum No. 3
April 2024
City of Azusa
DIMC SPA #3 Addendum Page i
April 2024
TABLE OF CONTENTS
Section 1.0 Introduction ........................................................................................................ 1
1.1 Background ................................................................................................................... 1
1.2 Location and Surrounding Land Uses ...................................................................... 2
Section 2.0 Project Description ............................................................................................ 2
2.1 Reduced Project ............................................................................................................ 2
Section 3.0 CEQA Authority ................................................................................................. 8
Section 4.0 Environmental Checklist ................................................................................. 11
4.1 Aesthetics ..................................................................................................................... 11
4.2 Agriculture and Forestry Resources ......................................................................... 13
4.3 Air Quality ..................................................................................................................... 15
4.4 Biological Resources .................................................................................................. 17
4.5 Cultural Resources ...................................................................................................... 19
4.6 Energy ........................................................................................................................... 20
4.7 Geology and Soils ....................................................................................................... 21
4.8 Greenhouse Gas Emissions ....................................................................................... 23
4.9 Hazards and Hazardous Materials ............................................................................ 24
4.10 Hydrology and Water Quality ................................................................................... 26
4.11 Land Use and Planning .............................................................................................. 28
4.12 Mineral Resources ....................................................................................................... 29
4.13 Noise ............................................................................................................................. 30
4.14 Population and Housing ............................................................................................ 31
4.15 Public Service ............................................................................................................... 32
4.16 Recreation .................................................................................................................... 33
4.17 Transportation/Traffic ................................................................................................. 34
4.18 Tribal Cultural Resources ........................................................................................... 36
4.19 Utilities and Service Systems ..................................................................................... 37
4.20 Wildfire .......................................................................................................................... 39
4.21 Mandatory Findings of Significance ........................................................................ 40
TABLES
Table 1. Specific Plan Summary Table ..................................................................................... 3
Table 2. Impact Comparison Between DIMC SP and SPA #2 and Reduced Project ....... 9
FIGURES
Figure 1: Regional Map .............................................................................................................. 4
Figure 2: Project Location Map ................................................................................................. 5
Figure 3: Proposed Reduced Project ....................................................................................... 6
Figure 4: Comparison of SPA #2 and Reduced Project ........................................................ 7
City of Azusa
DIMC SPA #3 Addendum Page 1
April 2024
SECTION 1.0 INTRODUCTION
1.1 Background
The City of Azusa received an application for the redevelopment of the Dhammakaya
International Meditation Center located at 865 E. Monrovia Place in the City of Azusa
on January 10, 2022.
In 2015, the City of Azusa approved the Dhammakaya International Meditation Center
(DIMC) Draft Environmental Impact Report (SCH 2014121060) and the DIMC Specific
Plan. The approval included a Specific Plan and a Zone Change. The Original Specific
Plan, referred to as DIMC SP or Original Project, included the construction of a new
69,179 square-foot meditation hall, which would accommodate ceremonies of up to
700 participants, with a building footprint of 30,628 square feet and a total overall
height of 67.2 feet. The approved DIMC SP also included construction of eight new
organizational housing and a workshop in place of the existing pool/rose garden.
In September of 2016 an EIR Addendum (SPA #1) was prepared for a Specific Plan
Amendment for the proposed project site. The City approved DIMC SPA #1, which
decreased the Meditation Hall’s square footage to allow more space for meditation and
aisles. The building’s footprint remained the same as the original 2015 Specific Plan
location but the open courtyard design was eliminated. The most notable change was
the roof’s Buddha statue and clamshell was replaced with a lotus statue. The overall
structure height was reduced from 67 feet 2 inches to 61 feet 6 inches. Other changes
to the Meditation Hall floor plans occurred as a result of internal programming changes
and structural or building code requirements.
Furthermore, in April 2020 the City administratively approved an additional reduction
of the Meditation Hall to 65,237 square feet, which included changes to the occupiable
space on the roof, two separate phases of construction, and re-orientation of the
Meditation Hall in a north-south direction (SPA #2). The construction of the eight new
Organizational Houses was still included in the SPA#2 approval.
During the COVID pandemic, the DIMC utilized technology and streaming of their
teachings and important ceremonies. Due to this, the need for a large Meditation Hall
sized for 700 participants is not required and therefore, the current proposal (SPA #3) is
to decrease the Meditation Hall to a single-story building providing space for a
maximum of 300 participants at buildout.
This Addendum references the Reduced Project design, which includes the reduction
of the square footage of the Meditation Hall, allow for three separate construction
phases, and eliminate the construction of new organizational (dormitory) construction
within the Specific Plan area as further described in Section 2.0 below. The Reduced
City of Azusa
DIMC SPA #3 Addendum Page 2
April 2024
Project consists of an application for Design Review and a Specific Plan Amendment
(SPA #3).
1.2 Location and Surrounding Land Uses
The Reduced Project is located at 865 E. Monrovia Place in the City of Azusa and
encompasses approximately 12 acres (Figure 1 and 2).
SECTION 2.0 PROJECT DESCRIPTION
2.1 Reduced Project
The proposed Reduced Project includes three separate phases of construction and
removal of the construction of the new Organizational Houses (Figure 3). The first phase
of improvements includes the construction of a new single story Meditation Hall to
accommodate DIMC’s existing teaching activities and ceremonies. This initial phase
would allow for a maximum of 200 participants on campus and streaming of the events
and ceremonies.
Included in Phase 1 is the construction of a new parking lot in front of the Meditation
Hall, a detention basin, and new landscaping around the Meditation Hall. The first phase
of the Mediation Hall is a single-story structure, totaling 9,500 square feet. Furthermore,
the Meditation Hall would measure a total of 33-feet in height, which is a reduction of
27 feet 6 inches from the currently approved Meditation Hall.
The Meditation Hall is proposed to be located in the southeast portion of the property
and adjacent to East Monrovia Place, in substantially the same location as the previously
approve Meditation Hall. A new entry drive from East Monrovia Place in the same
location as previously approved would provide a well-identified entry to the property.
The building is oriented in a north – south direction, with the existing MacNeil Mansion
to the west and existing Organizational Housing to the north.
The second phase of improvements includes the reconstruction and enhancement of
the garden space in front of the MacNeil Mansion. This includes the development of a
courtyard with a Buddha sculpture, plantings, and irrigation. This phase will not include
any grading or modifications to the MacNeil Mansion building or outdoor pool.
The third phase of the Reduced Project consists of an addition to the Meditation Hall
measuring 1,805 square feet on the north side of the Meditation Hall. This addition
would allow for a maximum of 299 participants on-campus. No change in height would
occur during Phase 3. Phase 3 would also include additional parking to accommodate
the addition to the Meditation Hall.
City of Azusa
DIMC SPA #3 Addendum Page 3
April 2024
At buildout, the proposed modifications would reduce the size of the Meditation Hall
to the following:
•The total building square footage measures approximately 11,305 occupiable
square feet at final build out. A reduction of approximately 53,932 square feet
compared to the approved Specific Plan.
•Total overall height to the top of the Meditation Hall measures 33 feet 0 inches.
A reduction of 27.6 feet, including the elimination of outdoor roof-top activities
Table 1 provides a comparison of the approved DIMC SP and SPA #2 against the
Proposed Reduced Project details. Figure 4 provides a visual of the changes between
the approved DIMC SP and SPA #2 and the Proposed Reduced Project.
Specific Plan Summary Table
Document Meditation Hall New
Organizational
Housing
(buildings)
Parking
(spaces)
Construction
Phases Building
footprint
(SF)
Total square
footage (SF)
Building
height
(Feet)
Approved Specific
Plan (Original EIR) 30,628 69,179 67.2 8 277 2
Approved Specific
Plan Amendment 2 25,901 65,237 60.6 8 277 2
Proposed Specific
Plan Amendment 3 11,305 11,305 33.0 0 103 3
Reduction of size
between DIMC SPA
2 and proposed
DIMC SPA3
14,596 SF
reduction
53,932 SF
reduction
27.6 feet
reduction
No new
organizational
houses
Dhammakaya International Meditation Center
Regional Map
I
1 inch = 20,000 feet
0 10,000 20,0005,000
Feet Bing MapsData Sources:
FIGURE 1
^_
Approximate Project Location
GIS Prepared By:
Carlson SLS
Created: March 2024
Dhammakaya International Meditation Center
Project Location Map
I
1 inch = 200 feet
0 50 100 150 20025
Feet Bing MapsData Sources:
Legend
Project Boundary
FIGURE 2
GIS Prepared By:
Carlson SLS
Created: March 2024
City of Azusa
DIMC SPA #3 Addendum Page 7
April 2024
Figure 4: Comparison of SPA #2 and Reduced Project
City of Azusa
DIMC SPA #3 Addendum Page 8
April 2024
SECTION 3.0 CEQA AUTHORITY
Prior to approval of subsequent actions that constitute a “project” under CEQA, the City
is required to determine whether the environmental effects of such actions are within
the scope of prior environmental analysis, or whether additional environmental analysis
is required. That decision is influenced by whether the subsequent actions require major
revisions to the EIR due to new significant impacts or an increase the severity of
previously identified significant impacts.
Under CEQA, the lead agency or a responsible agency shall prepare an addendum to
a previously-certified EIR if some changes or additions are necessary to the prior EIR,
but none of the conditions calling for preparation of a subsequent or supplemental EIR
have occurred (Public resources Code § 21166; CEQA Guidelines §§ 15162, 15163,
15164). Once an EIR has been certified, no supplement or subsequent EIR shall be
prepared unless the lead agency or responsible agency determines that one of the
following conditions has been met:
(1) Substantial changes are proposed in the project, or substantial changes occur
with respect to the circumstances under which the project is undertaken, which
require major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects [CEQA Guidelines § 15162(a)(1)&(2)];
(2) New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the
previous EIR was certified as complete, shows any of the following:
a) The project will have one or more significant effects not discussed in the
previous EIR;
b) Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
c) Mitigation measures or alternatives previously found not to be feasible would
in fact be feasible and would substantially reduce one or more significant
effects of the project, but the project proponents decline to adopt the
mitigation measure or alternative; or
d) Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative [CEQA Guidelines § 15162(a)(3)].
The City has evaluated the potential environmental impacts of the proposed Reduced
Project against the criteria set forth in CEQA Guidelines §§ 15162, 15163, and 15164.
The City, acting as the Lead Agency, has determined that substantial evidence
throughout this Addendum supports the determination that the Reduced Project would
City of Azusa
DIMC SPA #3 Addendum Page 9
April 2024
not have any reasonably foreseeable environmental consequences beyond that
analyzed in the Original EIR and its associated administrative record, that none of the
conditions listed above trigging preparation of a subsequent or supplemental EIR apply
and that an Addendum to the Dhammakaya International Meditation Center
Environmental Impact Report (SCH No. 2014121060) is appropriate for the proposed
Reduced Project and related entitlements, and fully complies with CEQA, as described
in Public Resources Code section 21166 and the CEQA Guidelines.
The following Table 2 summarizes the City’s determination the Reduced Project would
not have any reasonably foreseeable environmental consequences beyond that
analyzed in the approved SIMC SP and SPA #2. The following table provides a summary
comparison of impacts for the DIMC SP and SPA #2 (65,237 SF) and the Reduced
Project (11,305 SF). The summary of comparative impacts shows both construction and
operations differences.
Table 2. Impact Comparison Between DIMC SP and SPA #2 and Reduced Project
DIMC SP and SPA#2 (65,237 SF) Reduced Project (11,305 SF)1
Environmental Issue Area Construction Operations
Aesthetics Less than Significant Reduced Reduced
Air Quality Less than Significant Reduced Reduced
Biological Resources Less than Significant Similar Similar
Cultural Resources Less than Significant Similar Similar
Geology and Soils Less than Significant Similar Similar
Greenhouse Gas Emissions Less than Significant Similar Reduced
Hazards and Hazardous Waste Less than Significant Similar Similar
Hydrology and Water Quality Less than Significant Similar Reduced
Land Use and Planning Less than Significant Similar Similar
Noise Less than Significant Reduced Reduced
Population and Housing Less than Significant Reduced Reduced
Public Services Less than Significant Similar Reduced
Recreation No Impact Similar Similar
City of Azusa
DIMC SPA #3 Addendum Page 10
April 2024
DIMC SP and SPA#2 (65,237 SF) Reduced Project (11,305 SF)1
Environmental Issue Area Construction Operations
Transportation and Traffic Less than Significant Similar Reduced
Utilities and Service Systems Less than Significant Similar Similar
1 This table provides a qualitative comparison of impacts between the approved DIMC SP and SPA#2 and
Reduced Projects, including construction and operations for the Reduced Project. The following Environmental
Checklist in Section 4.0 of this Addendum goes into greater detail and justification of these general conclusions
presented in this table.
An addendum does not need to be circulated for public review, but rather can be
attached to the Prior EIR (CEQA Guidelines § 15164(c)). The City will consider this
Addendum and will make a decision regarding the Modified Project [CEQA Guidelines
§15164(d)].
City of Azusa
DIMC SPA #3 Addendum Page 11
April 2024
SECTION 4.0 ENVIRONMENTAL CHECKLIST
4.1 Aesthetics
Issues:
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic
vista? ☐ ☐ ☒ ☐
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
☐ ☐ ☒ ☐
c) In nonurbanized areas, substantially degrade
the existing visual character or quality of public
views of the site and its surroundings? (Public
views are those that are experienced from
publicly accessible vantage point). If the project
is in an urbanized area, would the project
conflict with applicable zoning and other
regulations governing scenic quality?
☐ ☐ ☐ ☒
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?
☐ ☐ ☐ ☒
Discussion
The approved DIMC SP and SPA #2 determined the Project would not cause significant
aesthetics impacts and no mitigation measures were required. The DIMC SP and SPA#2
EIR determined the Project site does not constitute a scenic vista; does not have scenic
resources; and is not located near a scenic highway. No changes to those elements of
the Project site have occurred with the Reduced Project.
The DIMC SP and SPA #2 EIR included a large 65,237 SF building tucked into the
hillside. The building was anticipated to be four stories with an occupiable roof-top
space that would have the capacity to hold meditation events. The Reduced Project
reduces the square footage to 11,305 at build-out and is a single story and does not
create any new source of substantial light or glare with the removal of the roof top.
Furthermore, with the Reduced Project the construction of new Organizational housing
is removed.
The approved DIMC SP and SPA #2 included a lotus statue on the roof-top. The
Reduced Project removes the roof-top and replaces the lotus statue with a Buddha
Statue and moves the statue to the garden space anticipated to occur in front of the
MacNeil Mansion during Phase 2. Due to this daytime glare and lighting impacts would
City of Azusa
DIMC SPA #3 Addendum Page 12
April 2024
be reduced with the single-story building and no roof-top space. Moreover, the Buddha
statue would not be visible from the adjacent residences.
City of Azusa
DIMC SPA #3 Addendum Page 13
April 2024
4.2 Agriculture and Forestry Resources
Issues:
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
AGRICULTURE AND FOREST RESOURCES.
In determining whether impacts to agricultural
resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997)
prepared by the California Dept. of Conservation as
an optional model to use in assessing impacts on
agriculture and farmland. In determining whether
impacts to forest resources, including timberland,
are significant environmental effects, lead agencies
may refer to information compiled by the California
Department of Forestry and Fire Protection
regarding the state’s inventory of forest land,
including the Forest and Range Assessment Project
and the Forest Legacy Assessment project; and
forest carbon measurement methodology provided
in Forest Protocols adopted by the California Air
Resources Board. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
☐ ☐ ☒ ☐
b) Conflict with existing zoning for agricultural use,
or a Williamson Act contract? ☐ ☐ ☒ ☐
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code Section 12220(g)), timberland
(as defined by Public Resources Code Section
4526), or timberland zoned Timberland
Production (as defined by Government Code
Section 51104(g))?
☐ ☐ ☒ ☐
d) Result in the loss of forest land or conversion of
forest land to non-forest use? ☐ ☐ ☒ ☐
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland,
to non-agricultural use or conversion of forest
land to non-forest use?
☐ ☐ ☒ ☐
City of Azusa
DIMC SPA #3 Addendum Page 14
April 2024
Discussion
In accordance with State CEQA Guidelines Section 15128, the approved DIMC SP and
SPA#2 EIR addendum determined that as a result of the absence of environmental
resources or project characteristics to produce impacts, the potential effect on
Agriculture and Forestry Resources was found to be No Impact. The Reduced Project
would decrease the limits of disturbance, therefore the analysis and conclusions
presented in the approved DIMC SP and SPA#2 EIR addendum remain unchanged.
Furthermore, no substantial changes in site conditions or substantial changes to the
circumstances have occurred that would change the conclusions presented in the
approved DIMC SP and SPA#2 EIR addendum.
Therefore, the Reduced Project would not create any new or more severe significant
impacts.
City of Azusa
DIMC SPA #3 Addendum Page 15
April 2024
4.3 Air Quality
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
AIR QUALITY. Where available, the significance
criteria established by the applicable air quality
management or air pollution control district may be
relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? ☐ ☐ ☒ ☐
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard?
☐ ☐ ☒ ☐
c) Expose sensitive receptors to substantial
pollutant concentrations? ☐ ☐ ☒ ☐
d) Result in other emissions (such as those leading
to odors) adversely affecting a substantial
number of people?
☐ ☐ ☒ ☐
Discussion
Air Quality impacts are analyzed for both operations and construction. Operational
emissions are based on the type and intensity of land use. The approved DIMC SP and
SPA#2 EIR addendum analyzed operational emissions from the 65,237 SF Mediation
Hall and eight Organizational Housing buildings and concluded operational emissions
would be less than significant. The Reduced Project eliminates the construction of the
new Organizational Housing and reduces the Mediation Hall to 11,305 SF, thereby
reducing the amount of operational emissions.
Construction emissions result from construction activities, most notably grading
activities, since grading tends to produce the greatest amount of daily emissions. The
approved DIMC SP and SPA#2 EIR addendum determined construction activities would
result in a less than significant impact.
The Reduced Project decreases the limits of impact and therefore decreases the overall
amount of grading and ground disturbance. The daily grading quantities and
construction equipment would remain unchanged between the Original Project and
Reduced Project. The approved DIMC SP and SPA #2 EIR addendum included
earthwork that was balanced with 19,000 cubic yards of cut and fill. The Reduced Project
includes 6,100 cubic yards of cut and 4,300 cubic yards of fill. While the raw earthwork
numbers for cut and fill are not equal, these numbers do not account for bulking and
City of Azusa
DIMC SPA #3 Addendum Page 16
April 2024
shrinkage. Furthermore, the difference in raw cut and fill earthwork quantities is de-
minimus and the overall earthwork is substantially lower than the earthwork as identified
in the approved DIMC SP and SPA#2 EIR addendum.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project. Impacts would remain less than
significant as identified in the approved DIMC SP and SPA#2 EIR addendum.
City of Azusa
DIMC SPA #3 Addendum Page 17
April 2024
4.4 Biological Resources
Issues:
New
Potentially
Significant
Impact
New Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any
species identified as a candidate, sensitive, or
special status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish and
Wildlife Service?
☐ ☐ ☒ ☐
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of
Fish and Wildlife or U.S. Fish and Wildlife
Service?
☐ ☐ ☒ ☐
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
☐ ☐ ☒ ☐
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
☐ ☐ ☒ ☐
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
☐ ☐ ☐ ☒
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
☐ ☐ ☒ ☐
Discussion
As identified in the approved DIMC SP and SPA#2 EIR addendum, the Reduced Project
would not encroach on any sensitive, endangered, or threatened species. Furthermore,
the Reduced Project would not encroach on any natural communities, waters resulting
in the loss of sensitive natural communities or jurisdictional waters and/or riparian
habitat. The approved DIMC SP and SPA#2 EIR addendum concluded that potential
impacts to nesting birds, raptor foraging, and wildlife movement would be less than
significant for the Original Project. The changes associated with the Reduced Project
City of Azusa
DIMC SPA #3 Addendum Page 18
April 2024
and current project conditions do not change the analysis and conclusions included in
the approved DIMC SP and SPA#2 EIR addendum. The Reduced Project requires the
removal of a total of 24 trees as a result of complete build-out of the Project, which is
fewer than the 63 trees for removal and 28 trees to be relocated identified within
approved DIMC SP and SPA#2 EIR addendum. Therefore the Reduced Project will result
in a reduced impact on trees. The site remains outside of any Habitat Conservation Plans
or Natural Community Conservation Plans.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project. Impacts would remain less than
significant as identified in the approved DIMC SP and SPA#2 EIR addendum.
City of Azusa
DIMC SPA #3 Addendum Page 19
April 2024
4.5 Cultural Resources
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
§ 15064.5?
☐ ☐ ☐ ☒
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to § 15064.5?
☐ ☐ ☐ ☒
c) Disturb any human remains, including those
interred outside of formal cemeteries? ☐ ☐ ☐ ☒
Discussion
The analysis and conclusions presented in the approved DIMC SP and SPA#2 EIR
addendum were based on a record search and field survey conducted by DUKE CRM
in July 2012 and April 2013.
The Reduced Project includes construction of a Meditation Hall southeast of the
MacNeil Mansion and eliminates the construction of the new Organizational Housing
buildings and workshop building. As a result of the smaller Mediation Hall and
elimination of the new Organizational Buildings and workshop building, no impacts to
the MacNeil Mansion are anticipated with adoption of SPA #3 and construction of the
Mediation Hall. As stated in the Approved DIMC SP and SPA #2 EIR Addendum, the
existing pool/rose garden will remain in its current location and undisturbed under the
amended proposal.
The Reduced Project includes changes to the Meditation Hall, Site Plan, and eliminates
the Organizational Housing and Workshop buildings. Mitigation Measure 4.3.B-1 and
Mitigation Measure 4.3.C-1 identified within the approved DIMC SP and SPA#2 EIR
addendum is still required under the SPA #3; therefore, impacts related to
archaeological and paleontological resources remain less than significant. The Reduced
Project has a reduced limit of impact and impacts to formal cemeteries are expected to
remain less than significant.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and impacts remain less than significant
with mitigation as presented in the approved DIMC SP and SPA#2 EIR addendum.
City of Azusa
DIMC SPA #3 Addendum Page 20
April 2024
4.6 Energy
Issues:
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
ENERGY. Would the project:
a) Result in potentially significant environmental
impact due to wasteful, inefficient, or
unnecessary consumption of energy resources,
during project construction or operation?
☐ ☐ ☒ ☐
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency? ☐ ☐ ☒ ☐
Discussion
While the approved DIMC SP and SPA #2 EIR Addendum did not specifically include an
Energy section, through the City’s findings certifying the approved DIMC SP and SPA
#2 EIR Addendum, the City found energy impacts to be less than significant.
Both the Reduced and Original Projects would be required to implement the
mandatory requirements of California’s Building Energy Efficiency Standards (Title 24,
Part 6) and Green Building Standards (CALGreen, Title 24, Part 11) to reduce energy
consumption. California’s building energy standards are some of the strictest in the
nation and the Project’s compliance with the Building Code will ensure that wasteful,
inefficient, or unnecessary consumption of energy is minimized. The California Building
Code is designed to reduce the amount of energy needed to heat or cool a building,
reduce energy usage for lighting and appliances and promote usage of energy from
renewable sources. Therefore, the Reduced Project would not cause a new or more
severe significant impact on energy resources.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and no new mitigation is necessary.
Impacts would remain less than significant.
City of Azusa
DIMC SPA #3 Addendum Page 21
April 2024
4.7 Geology and Soils
Issues:
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
GEOLOGY AND SOILS. Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury,
or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on
other substantial evidence of a known fault?
Refer to Division of Mines and Geology
Special Publication 42.
☐ ☐ ☒ ☐
ii) Strong seismic ground shaking? ☐ ☐ ☒ ☐
iii) Seismic-related ground failure, including
liquefaction? ☐ ☐ ☒ ☐
iv) Landslides? ☐ ☐ ☒ ☐
b) Result in substantial soil erosion or the loss of
topsoil? ☐ ☐ ☒ ☐
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on-
or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
☐ ☐ ☒ ☐
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life
or property?
☐ ☐ ☒ ☐
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?
☐ ☐ ☒ ☐
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
☐ ☐ ☒ ☐
Discussion
As the footprint of the approved SP Project would not be expanded for the Reduced
Project, and design and construction of the Reduced Project would be carried out within
state and local requirements, impacts related to fault rupture are considered to be less
than significant. However, Mitigation Measure 4.4-A-1 as identified within the approved
City of Azusa
DIMC SPA #3 Addendum Page 22
April 2024
DIMC SP and SPA#2 EIR addendum is still required under the SPA #3. With the inclusion
of Mitigation Measure 4.4A-1 geotechnical impacts will remain less than significant. The
Reduced Project would be required to adhere to the recommendations found in the
project geotechnical report as well as existing seismic design requirements for building
construction. With adherence to geotechnical recommendations and existing
regulations, impacts will remain less than significant. The Reduced Project includes
changes to the Meditation Hall, Site Plan, and eliminates the Organizational Housing
and Workshop buildings. Because the Reduced Project will be located within the same
footprint as the approved project, although smaller, no landslide activity has been
documented on or around the project site, therefore impacts related to landslides will
remain less than significant with approval of the SPA #3. With regard to seismic-induced
liquefaction, the Reduced Project will still be required to remove all loose compressible
soils would be removed during remedial grading activities in compliance with California
Building Code requirements. With adherence to existing regulations, impacts will
remain less than significant.
The Reduced Project will adhere to soil stabilization measures required by SCAQMD
Rule 403 as well as the City’s standard erosion control practices required pursuant to
the California Building Code and the National Pollution Discharge Elimination System
(NPDES). As such, with adherence to existing regulations, impacts related to soil erosion
will remain less than significant with implementation of the SPA #3.
The Reduced Project will be required to remove all loose, compressible soils during
remediation in compliance with CBC requirements. Compact fill material will be used
in place of the existing fill, and grading and construction activities will be done in
accordance with CBC requirements. As such, no new impacts pertaining to expansive
soils are expected as a result of implementation of the Reduced Project. The amended
DIMC Specific Plan will connect to the existing sewer line located in Monrovia Place and
the Reduced Project does not require the use of septic tanks. Therefore, no new impacts
will occur with implementation of SPA #3.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project. Impacts would remain less than
significant with mitigation as identified in the approved DIMC SP and SPA#2 EIR
addendum.
City of Azusa
DIMC SPA #3 Addendum Page 23
April 2024
4.8 Greenhouse Gas Emissions
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
GREENHOUSE GAS EMISSIONS. Would the project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
☐ ☐ ☒ ☐
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emission of greenhouse gases?
☐ ☐ ☒ ☐
Discussion
The Reduced Project includes a reduction in square footage of the Meditation Hall and
elimination of the new Organizational Housing and Workshop buildings. As stated in
the Approved DIMC SP and SPA #2 EIR Addendum, the existing pool/rose garden will
remain in its current location and undisturbed under the amended proposal. The
proposed changes will not increase emissions of greenhouse gases because the
Reduced Project reduces the amount of grading and construction and results in a
substantially smaller building that serves fewer people. As such, impacts related to
greenhouse gas emissions are expected to remain less than significant with approved
DIMC SP and SPA #2 EIR Addendum.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project. Impacts would remain less than
significant as identified in the approved DIMC SP and SPA#2 EIR addendum.
City of Azusa
DIMC SPA #3 Addendum Page 24
April 2024
4.9 Hazards and Hazardous Materials
Issues:
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
HAZARDS AND HAZARDOUS MATERIALS. Would
the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
☐ ☐ ☒ ☐
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
☐ ☐ ☒ ☐
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
☐ ☐ ☒ ☐
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code § 65962.5 and, as a result,
would it create a significant hazard to the public
or the environment?
☐ ☐ ☒ ☐
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project result in a
safety hazard or excessive noise for people
residing or working in the project area?
☐ ☐ ☒ ☐
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
☐ ☐ ☒ ☐
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires?
☐ ☐ ☒ ☐
Discussion
The Reduced Project proposed changes will not place housing near any hazardous
materials facilities. The changes do not propose nor facilitate any activity involving
significant use, routine transport, or disposal of hazardous substances. Construction
control measures and best management practices for hazardous materials storage,
application, waste disposal, accident prevention and clean-up, etc. will remain sufficient
to reduce any potential impacts to a less than significant level. Furthermore, the
Reduced Project will not include changes to the use that would result in significant
City of Azusa
DIMC SPA #3 Addendum Page 25
April 2024
impacts involving use, storage, transport or disposal of hazardous wastes and
substances. Finally, the use of common household hazardous materials and their
disposal will not present a substantial health risk to the community. Therefore, impacts
associated with the routine transport, use of hazardous materials, or wastes will not be
more significant with adoption of SPA #3.
The Reduced Project would not generate any hazardous em issions. Moreover, the
Reduced Project would not require the storage, handling, production, or disposal of
acutely hazardous materials. As such, no new impacts related to hazardous emissions
or the handling of hazardous or acutely hazardous materials, substances, or waste within
one-quarter mile of an existing or proposed school will occur.
As the Reduced Project remains within the previously studied project footprint within
the approved DIMC SP and SPA #2 EIR Addendum, and because the Project footprint
is not listed as a Cortese site, no impact related to creating a significant hazard to the
public or the environment would occur. There are no public airports or private airstrips
within two miles of the DIMC site.
The Reduced Project has been reviewed and approved by Los Angeles County Fire
Department on March 18, 2024. The Reduced Project has two driveway access points,
which are built to Fire Code, and will not interfere with any adoption emergency
response plan or evacuation plan. The Reduced Project will also be required to comply
with the California Fire Code as adopted by the City of Azusa Municipal Code.
The Reduced Project will remain within the footprint of the approved DIMC SPA #2 EIR
Addendum therefore, no new impacts related to fire hazards will occur.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project. Impacts would remain less than
significant as identified in the approved DIMC SP and SPA#2 EIR addendum.
City of Azusa
DIMC SPA #3 Addendum Page 26
April 2024
4.10 Hydrology and Water Quality
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
HYDROLOGY AND WATER QUALITY. Would the
project:
a) Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or groundwater
quality?
☐ ☐ ☒ ☐
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater
recharge such that the project may impede
sustainable groundwater management of the
basin?
☐ ☐ ☒ ☐
c) Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river or
through the addition of impervious surfaces, in
a manner which would:
i) result in substantial erosion or siltation on-
or off-site; ☐ ☐ ☒ ☐
ii) substantially increase the rate or amount of
surface runoff in a manner which would
result in flooding on- or offsite;
☐ ☐ ☒ ☐
iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
☐ ☐ ☒ ☐
iv) impede or redirect flood flows? ☐ ☐ ☒ ☐
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation? ☐ ☐ ☒ ☐
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
☐ ☐ ☒ ☐
Discussion
Construction of the Reduced Project will comply with all water quality and waste
discharge requirements and will implement the adopted BMPs listed in the SUSMP.
Therefore, impacts related to increased runoff and sources of polluted runoff during
construction activities will remain less-than-significant with adoption of the SPA #3.
City of Azusa
DIMC SPA #3 Addendum Page 27
April 2024
The Reduced Project includes changes to the proposed on -site detention basins;
however, no changes to the proposed on-site storm drain system or catch basins are
proposed under SPA #3. While the approved DIMC SP and SPA #2 EIR Addendum
included two separate on-site water quality detention basins to be located on either
side of the main entrance driveway Monrovia Place, the Reduced Project consolidates
the two detention basins into a single detention basin on the north east side of the
Meditation Hall. The Reduced Project the detention basin design would be sufficient to
reduce peak storm flows to below existing conditions.
As identified within the approved DIMC SP and SPA #2 EIR Addendum, the property is
not managed for groundwater supplies, therefore there are no impacts to groundwater.
No riverine or streams occur onsite, therefore no alterations to stream or river will occur.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and no new mitigation is necessary.
Impacts would remain less than significant.
City of Azusa
DIMC SPA #3 Addendum Page 28
April 2024
4.11 Land Use and Planning
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? ☐ ☐ ☒ ☐
b) Cause a significant environmental impact due to
a conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding
or mitigating an environmental effect?
☐ ☐ ☒ ☐
Discussion
The Reduced Project includes a reduced sized Meditation Hall, and removal of the new
Organizational Housing and workshop building. These changes are consistent and
compatible with surrounding land uses and will not physically divide an established
community. Therefore, no new impacts will occur with adoption of SPA #3.
The proposed changes would not affect General Plan consistency because it will remain
an improvement of an existing use and will not increase employment or population in
the area. The Reduced Project will remain consistent with r egional growth projections
and will remain consistent with the RTP and SCAG regional planning efforts. Finally, the
Reduced Project includes construction of a pedestrian linkage in the form of painted
pedestrian crossing and flashing lights to ensure the applicant will provide access
between the public sidewalk and the proposed new Meditation Hall. Therefore, impacts
will remain less than significant.
The Project site is not part of any habitat conservation plan, natural community
conservation plan, or other approved local, regional, or State habitat conservation plan.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and no new mitigation is necessary.
Impacts would remain less than significant.
City of Azusa
DIMC SPA #3 Addendum Page 29
April 2024
4.12 Mineral Resources
Issues:
New
Potentially
Significant
Impact
New Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
☐ ☐ ☒ ☐
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific plan
or other land use plan?
☐ ☐ ☒ ☐
Discussion
The approved DIMC SP and SPA #2 EIR Addendum determined no impact would occur
to mineral resources. The Project site and surrounding areas do not contain mineral
resources. Furthermore, the Project site does not have a land use or zoning designation
for mineral resource extraction. Therefore, no impacts would occur.
The Reduced Project proposes similar grading limits compared to the approved DIMC
SP and SPA #2 EIR Addendum project limits and given the absence of mineral
resources, the Reduced Project would not create any new or more severe significant
impacts.
City of Azusa
DIMC SPA #3 Addendum Page 30
April 2024
4.13 Noise
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
NOISE. Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in
the vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
☐ ☐ ☒ ☐
b) Generation of excessive groundborne vibration
or groundborne noise levels? ☐ ☐ ☒ ☐
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use
airport, would the project expose people
residing or working in the project area to
excessive noise levels?
☐ ☐ ☒ ☐
Discussion
The approved DIMC SP and SPA #2 EIR Addendum analyzed construction noise
impacts, operational noise impacts, stationary source noise impacts, and vibration
impacts from the Original Project. No mitigation was required and impacts were
determined to be less than significant.
Construction noise and vibration impacts occur primarily during the grading of the
Project site. Heavy grading equipment generates the highest noise levels and tends to
produce the greatest vibration. The grading operation for the Original Project and
Reduced Project are substantially similar for the Mediation Hall. Moreover, the Reduced
Project would minimize operational noise compared to the Original Project through the
elimination of the roof deck activities and the smaller building.
The proposed changes with the Reduced Project as of a result of the periodic outdoor
events would not require the use of any equipment that would create substantially
higher levels of noise than was assessed in the approved DIMC SP and SPA #2 EIR
Addendum. With adherence to local permitted construction hours, impacts will remain
less than significant with adoption of SPA #3. The Project site is not located near an
airport.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and no new mitigation is necessary.
Impacts would remain less than significant with mitigation.
City of Azusa
DIMC SPA #3 Addendum Page 31
April 2024
4.14 Population and Housing
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
POPULATION AND HOUSING. Would the project:
a) Induce substantial unplanned population
growth in an area, either directly (for example,
by proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
☐ ☐ ☒ ☐
b) Displace substantial numbers of existing people
or housing, necessitating the construction of
replacement housing elsewhere?
☐ ☐ ☒ ☐
Discussion
The approved DIMC SP and SPA #2 EIR Addendum concluded no impacts would occur
to population and housing. The Reduced Project includes a reduction in size to the
Meditation Hall and removal of the new Organizational Housing and Workshop
buildings. These changes will not affect the additional number of staff and guests that
the DIMC will be able to accommodate. Therefore, impacts will remain less than
significant with adoption of SPA#3. Furthermore, The Reduced Project would not
displace any existing housing.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and no new mitigation is necessary.
City of Azusa
DIMC SPA #3 Addendum Page 32
April 2024
4.15 Public Service
Issues:
New
Potentially
Significant
Impact
New
Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
PUBLIC SERVICES.
a) Result in substantial adverse physical impacts
associated with the provision of new or
physically altered governmental facilities, need
for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response
times, or other performance objectives for any
of the public services:
Fire protection? ☐ ☐ ☒ ☐
Police protection? ☐ ☐ ☒ ☐
Schools? ☐ ☐ ☒ ☐
Parks? ☐ ☐ ☒ ☐
Other public facilities? ☐ ☐ ☒ ☐
Discussion
The approved DIMC SP and SPA #2 EIR Addendum analyzed impacts on Public Services
and determined impacts would be less than significant. The proposed changes with the
Reduced Project would not create any new or more substantial demand for fire
protection services, police protection services, schools, parks, or other public facilities
compared to the Original Project.
No new significant impacts or substantial increase in the severity of significant impacts
would occur with the Reduced Project and impacts would remain less than significant.
City of Azusa
DIMC SPA #3 Addendum Page 33
April 2024
4.16 Recreation
Issues:
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
RECREATION. Would the project:
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
☐ ☐ ☒ ☐
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
☐ ☐ ☒ ☐
Discussion
The Reduced Project includes landscape improvements that will further enhance the
existing garden. Furthermore, all activities associated with the Reduced Project would
be programmed to occur entirely within the DIMC site. The Reduced Project does not
change the proposed use of the site and will not increase employment or population in
the area over what was approved in the approved DIMC SP and SPA #2 EIR Addendum.
As such, no new increased demand for park and recreation facilities will occur as
recreational opportunities will continue to be provided on-site and no new parks will
need to be constructed as a result of SPA #3.
No new significant impacts or substantial increase in the severity of significant impacts
would occur with the Reduced Project and impacts would remain no impact.
City of Azusa
DIMC SPA #3 Addendum Page 34
April 2024
4.17 Transportation/Traffic
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
TRANSPORTATION/TRAFFIC. Would the project:
a) Conflict with a program, plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
☐ ☐ ☒ ☐
b) Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)? ☐ ☐ ☒ ☐
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
☐ ☐ ☒ ☐
d) Result in inadequate emergency access? ☐ ☐ ☒ ☐
Discussion
The approved DIMC SP and SPA #2 EIR Addendum concluded that traffic impacts from
the Original Project would be less than significant. The proposed changes to the DIMC
Specific Plan would reduce the amount of trip generation and vehicle miles travelled
compared to the Original Project because of the reduction in the size of the Meditation
Hall .
The Reduced Project does not include any changes that would cause an increase in
hazards due to geometric design features or incompatible uses. The Reduced Project
would occur entirely within the footprint of the approved DIMC Specific Plan and does
not include any changes that would interfere with adopted policies, plans, or programs
regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the
performance or safety of such facilities.
The Reduced Project includes changes in to location and number of parking spaces as
well as changes to the approved emergency fire access road. However, the changes in
parking will not reduce the number of available parking spaces such that a deficit in
parking would occur. Moreover, the LA County Fire Department has approved the
Reduced Project Plans and found them consistent with LA County Fire Codes. Finally,
the Reduced Project would include right-of-way access and two new ingress and egress
driveways along Monrovia Place, which will also be of sufficient width to provide safe
access and departure from the site.
City of Azusa
DIMC SPA #3 Addendum Page 35
April 2024
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and no new mitigation is necessary.
Impacts would remain less than significant.
City of Azusa
DIMC SPA #3 Addendum Page 36
April 2024
4.18 Tribal Cultural Resources
Issues:
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact/
No
Impact
Reduced
Impact
TRIBAL CULTURAL RESOURCES. Would the project
cause a substantial adverse change in the
significance of a tribal cultural resource, defined in
Public Resources Code § 21074 as either a site,
feature, place, cultural landscape that is
geographically defined in terms of the size and
scope of the landscape, sacred place, or object with
cultural value to a California Native American tribe,
and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
☐ ☐ ☒ ☐
b) A resource determined by the lead agency, in its
discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code § 5024.1. In applying the criteria set forth
in subdivision (c) of Public Resource Code §
5024.1, the lead agency shall consider the
significance of the resource to a California
Native American tribe.
☐ ☐ ☒ ☐
Discussion
At the time of the approved DIMC SP and SPA #2 EIR Addendum, Appendix G of the
CEQA Guidelines had not been updated to include Cultural Resources as an
environmental issue. However, the topic of Tribal Cultural Resources was analyzed in
Section 4.5 Cultural Resources. The analysis of Tribal Cultural Resources impacts
associated with the Reduced Project is presented in Section 4.5 Cultural Resources of
this checklist.
City of Azusa
DIMC SPA #3 Addendum Page 37
April 2024
4.19 Utilities and Service Systems
Issues:
New
Potentially
Significant
Impact
New
Mitigation
is Required
No New
Impact/No
Impact
Reduced
Impact
UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Require or result in the relocation or construction of
new or expanded water, wastewater treatment or
storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
☐ ☐ ☒ ☐
b) Have sufficient water supplies available to serve the
project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
☐ ☐ ☒ ☐
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
☐ ☐ ☒ ☐
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
☐ ☐ ☒ ☐
e) Comply with federal, state, and local management
and reduction statutes and regulations related to
solid waste?
☐ ☐ ☒ ☐
Discussion
The approved DIMC SP and SPA #2 EIR Addendum analyzed impacts from the Original
Project on water, wastewater (sewer), and solid waste facilities. The approved DIMC SP
and SPA #2 EIR Addendum concluded that impacts from the Original Project would be
less than significant.
The Reduced Project would not include changes that would generate greater demand
for water supplies than the approved DIMC SP and SPA #2 EIR Addendum.
Furthermore, the Reduced Project includes changes to the design and layout of the
Meditation Hall, eliminated the new Organizational Housing buildings and workshop
building. None of these changes will result in more significant impacts to the ability of
the Joint Water Pollution Control Plant to operate within its established wastewater
treatment requirements.
City of Azusa
DIMC SPA #3 Addendum Page 38
April 2024
The Reduced Project will be required to comply with all applicable federal, state,
County, and City statutes and regulations related to solid waste as a standard project
condition of approval.
Therefore, no new significant impacts or substantial increase in the severity of significant
impacts would occur with the Reduced Project and no new mitigation is necessary.
Impacts would remain less than significant.
City of Azusa
DIMC SPA #3 Addendum Page 39
April 2024
4.20 Wildfire
Issues:
New
Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
WILDFIRE. If located in or near state responsibility
areas or lands classified as very high fire hazard
severity zones, would the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan? ☐ ☐ ☒ ☐
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to, pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
☐ ☐ ☒ ☐
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines
or other utilities) that may exacerbate fire risk or
that may result in temporary or ongoing impacts
to the environment?
☐ ☐ ☒ ☐
d) Expose people or structures to significant risks,
including downslope or downstream flooding
or landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
☐ ☐ ☒ ☐
Discussion
At the time of the approved DIMC SP and SPA #2 EIR Addendum, Appendix G of the
CEQA Guidelines had not been updated to include Wildfire as an environmental issue.
However, the topic of wildfire was analyzed in Section 4.8 Hazards and Hazardous
Materials. The analysis of Wildfire impacts associated with the Reduced Project is
presented in Section 4.9 Hazards and Hazardous Materials of this checklist.
City of Azusa
DIMC SPA #3 Addendum Page 40
April 2024
4.21 Mandatory Findings of Significance
Issues:
New
Potentially
Significant
Impact
New Mitigation is
Required
No New
Impact/No
Impact
Reduced
Impact
MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of
a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of
the major periods of California history or
prehistory?
☐ ☐ ☒ ☐
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
☐ ☐ ☒ ☐
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
☐ ☒ ☒ ☐
Discussion
The Reduced Project is located within an urbanized area with little-to-no natural habitat.
Impacts to the natural habitat of a fish or wildlife species would be less than significant.
Adverse impacts to historic, paleontological resources, or human remains will remain
less than significant with the Reduced Project. Construction-phase procedures will be
implemented in the event any important archaeological resources are discovered
during grading, consistent with Mitigation Measures 4.3.C-1 of the approved DIMC SP
and SPA #2 EIR Addendum and which has been incorporated into the Reduced Project.
This site is not known to have any association with an important example of California’s
history or prehistory. The environmental analysis provided in Environmental Analysis
sections concludes that impacts related to emissions of criteria pollutants and other air
quality impacts will be less than significant with adherence to Mitigation Measure 4.3.B-
1, which requires the use of low-VOC interior and exterior architectural coatings. Based
on the preceding analysis of potential impacts of the Reduced Project, no evidence is
presented that would degrade the quality of the environment more than the approved
DIMC SP and SPA #2 EIR Addendum.
City of Azusa
DIMC SPA #3 Addendum Page 41
April 2024
Cumulative impacts can result from the interactions of environmental changes resulting
from one proposed project with changes resulting from other past, present, and future
projects that affect the same resources, utilities and infrastructure systems, public
services, transportation network elements, air basin, watershed, or other physical
conditions. Such impacts could be short-term and temporary, usually consisting of
overlapping construction impacts, as well as long term, due to the permanent land use
changes and operational characteristics involved with the project.
Based on the analysis of the Reduced Project’s impacts within Section 4, there is no
indication the Reduced Project will result in substantial adverse effects on human
beings. While there will be a variety of temporary adverse effects during construction
related to volatile organic compounds, these will be reduced to less than significant
levels through mitigation. Generally, environmental effects would result in less than
significant impacts or reduced impacts than those identified within the approved DIMC
SP and SPA #2 EIR Addendum.
The Reduced Project would not cause new impacts or more severe impacts to human
beings, either directly or indirectly.