HomeMy WebLinkAboutF-2 Staff Report - Second Reading Ordinance DIMCSECOND READING ITEM
F-2
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: KNARIK VIZCARRA, PLANNING MANAGER
JOSE D. JIMENEZ, DIRECTOR OF ECONOMIC & COMMUNITY
DEVELOPMENT DEPARTMENT
DATE: SEPTEMBER 16, 2024
SUBJECT: SECOND 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
BACKGROUND:
On August 19, 2024, the City Council conducting the First Reading of an Ordinance to amend the
Dhammakaya International Meditation Center (DIMC) Specific Plan to significantly reduce the
scope of development in the DIMC Specific Plan Area, and adopted the associated EIR
Addendum.
RECOMMENDATIONS:
Staff recommends that the City Council take the following actions:
1)Read by title only, second reading, and Adopt Ordinance 2024-05 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
ANALYSIS:
The proposed DIMC Specific Plan Amendment proposes further modifications to the current
Specific Plan for the project site located at 865 E. Monrovia Place. Modifications focuse on
reducing the scale of the project, particularly the meditation hall, due to reduced demand
Approved
City Council
September 16, 2024
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
September 16, 2024
Page 2
following the COVID-19 pandemic. All required findings for adoption of specific plan can be
made. 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.
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,
SP 2022-01- DIMC Specific Plan Amendment – 865 E Monrovia Pl
September 16, 2024
Page 3
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) Ordinance No. 2024-05
2) Amended Specific Plan
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 Cornejo, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
_______________________________
Marco A. Martinez, City Attorney
CERTIFICATION
I, Jeffrey Cornejo, 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 Cornejo, 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
Attachment 1
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.