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f Analysis Background # On January 14, 1982, the Board of Zoning Adjustment approved Use Permit Application No.UP-82-46 for a new church with a maximum of 120 persons. The approval included the construction of a new church building with two separate access driveways from Carlton Avenue. Both access driveways are still used today. s There are currently three existing buildings located within the project boundary. The first building is a 6,504 square foot church building, the second building is a 1,596 square foot classroom (used for church purposes only), and a 1,200 square foot restaurant building (Country Club Drive-in). The applicant is proposing to construct a new two-story, 14,000 square foot multi-purpose building. Jurisdiction The project site consists of six (6) separate parcels. Five of the parcels are located within San Joaquin County. One of the parcels is located within the City of Stockton and has a General Plan designation of residential. The existing church classroom is located on this parcel. Four of the five parcels within San Joaquin County have a General Plan designation of RIL (Residential — Low Density). The fifth parcel within San Joaquin County has a General Plan designation of CIN (Commercial/Neighborhood) and is zoned C-N (Commercial-Neighborhood- The Country Club Drive-In is located on this parcel. Merger It is recommended that the applicant merge five of the six properties into one parcel in order to complete the proposed expansion. The parcel located within the City of Stockton will not be required to merge with the properties located within San Joaquin County. Access The applicant is proposing to use an existing driveway from Country Club Boulevard to provide in-bound access to the church site. The proposed access driveway is located on a parcel with an.existing drive- thru restaurant named Country Club Drive-In (Use Type: Eating Establishment-Convenience). The restaurant will remain in use. The applicant is required to provide a minimum access driveway width of twenty-five (25)feet for two-way and sixteen (16) feet for one-way access(Development Title Section 9- 1015.5[h]). The access driveway from Country Club Boulevard is less than 25 feet in width. As a result, it is recommended that the driveway will be for one-way access. Drive-in customers will have to exit through one of the driveways on Carlton Avenue. The two access driveways on Carlton Avenue will remain two-way access. Maneuvering areas in the parking lot will be one-way- Neighborhood Opposition The Community Development Department has received six (6) letters and a petition with thirty-two signatures in opposition to this project. Due to the amount of opposition, this Site Approval application was referred to the Planning Commission. Concerns are discussed below: San Joaquin County PA-04003961Stockton Chinese Baptist Church Community Development Page 3