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Analysis Backaround In May, 2012, an Enforcement Case (EN-1200218) was opened for grading and holding special events without the benefit of permits. On June 21, 2012, the applicant applied for this Use Permit application for a religious assembly facility, the project was deemed complete on July 21, 2012. Prior to the Development Committee meeting the applicant included six (6) special events to the project description, but have since removed any special events from the project. The applicant received the letters of opposition during the Development Committee meeting in August, 2012. In December, 2012, the applicants held an open house meeting to discuss neighbor's concerns. Once the applicant provided a final project description the environmental review was completed and the project was scheduled for a Planning Commission meeting. Operation The facility will be open daily for individual meditation and includes the construction of nine (9) buildings, containing twenty-seven (27) meditation cabins, for use by congregation members and visitors attending retreats. The facility is proposing retreat sessions in which participants attend lectures on meditation principles. The long retreats will be held approximately four(4) times a year and will last for a maximum two (2) weeks per retreat. The short retreats will be held approximately five (5)times a year and will last a maximum of three (3) days per retreat. Special one (1) day retreats will also be held in which the cabins may be used by participants to stay overnight. Religious classes will be conducted every weekend from 5:00 p.m. to 8:00 p.m. with an attendance of up to thirty (30) people. Summer Youth Sessions will be held on weekdays from the last week of June to the end of August. Classes are held from 8:00 a.m.to 4:00 p.m. No school or daycare is being proposed as a part of this project. The existing house on site will be used by a religious elder. Neiahborhood Opposition The Community Development Department received six(6) letters, a petition with 108 signatures, and a letter from the San Joaquin County Farm Bureau all in opposition to the project. The letters expressed concerns regarding the land use, increase in traffic, utilities, the height of the proposed temple, noise, air pollution, excessive lights,and events. Land Use: Neighbors and the Farm Bureau expressed concerns regarding existing residential and agricultural activities on the surrounding parcels. The project conforms with the current zoning of AU-20 (Agriculture-Urban Reserve, 20-acre minimum) and the General Plan designation of R/L (Low Density Residential). The surrounding uses are residential to the north, west, and south, and Union Pacific Railroad to the east. The proposed use may be conditionally permitted in the AU-20 zone with an approved Use Permit application. No school is being proposed with this application. San Joaquin County PA-1200118/U Kosalla Community Development Page 3