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Item No. 2 <br /> PC: 1-2-92 <br /> UP-91-21 <br /> Page 3 <br /> STAFF ANALYSIS <br /> BACKGROUND: <br /> Property History: <br /> The Western Horse and Trailer Club's existing horse arena on the site was approved by the <br /> Planning Commission on March 18, 1965, under Use Permit Application No. UP-3206. That <br /> application indicates that the clubhouse, which will be converted into a church by Use Permit <br /> Application No. UP-91-21, was an existing part of the club's facility at the time of approval. <br /> POLICY CONSIDERATIONS: <br /> General Plan and Zoning: <br /> The site is designated on the General Plan's Land Use/Circulation Element Map as both <br /> Agriculture and Low Density Residential. The project's zone designation is AG-40 (General <br /> Agriculture; 40-acre minimum parcel size), which is a compatible implementing zone for both <br /> General Plan designations. Churches are included in the Religious Assembly use type and may <br /> be permitted in the AG-40 zone with an approved Use Permit application. <br /> The fact that the subject property has two General Plan designations does not represent either <br /> a General Plan or zoning issue because the proposed use also may be permitted by an approved <br /> Use Permit application in the implementing zones for both General Plan designations. <br /> AREA/NEIGHBORHOOD COMPATIBILITY: <br /> Operational Characteristics: <br /> The application states that the church facility will be used only on Sunday mornings for <br /> approximately four hours, from 10:00 a.m. to 2:00 p.m. The existing meeting hall, which will have <br /> been converted from a church to either a classroom building or dining hall during Phase II <br /> construction, will also only be used during the same hours in conjunction with the larger church <br /> building. Because of its hours of operation, the applicant is not proposing at this time to install <br /> any parking lot lighting. The Development Services Division is recommending that parking lot <br /> lighting be required as a Condition of Approval in the event that the applicant should initiate <br /> nighttime operations. <br /> Land Use: <br /> The uses surrounding the project site are residential and agricultural, and the proposed facility <br /> is not expected to result in any significant, adverse land use conflicts with those uses. The use <br /> of the property for a church rather than an outdoor horse arena is expected to be a less intensive <br /> use and one which will represent less of a potential land use conflict with existing adjacent land <br /> uses. To further reduce the potential impact of the project on residential uses to the north of the <br /> project site, the recommended conditions require the installation of a six-foot-high solid fence with <br />