Opinion ID: 3038212
Heading Depth: 3
Heading Rank: 2

Heading: Denial of Guru Nanak’s Second CUP Application

Text: In 2002, Guru Nanak acquired the property at issue in this case, a 28.79-acre parcel located on George Washington Boulevard in an unincorporated area of the County,5 to build a temple there. The site is zoned “AG” (general agricultural district) in the Sutter County Zoning Code. As in R-1 districts, churches and temples are only conditionally permitted in AG districts, through issuance of a CUP. The parcel includes a walnut orchard and an existing 2,300 square foot single family residence, which Guru Nanak proposed to convert into a Sikh temple by increasing the size of the building by approximately 500 square feet. All of the surrounding properties have identical zoning designations and have orchards. The nearest residence to the property is at least 200 feet north of the parcel’s northern boundary. The residence to be converted into the temple is located 105 feet south of that northern boundary. 5 This parcel was within the “sphere of influence” of Yuba City. In other words, it was not officially yet within the City’s borders, but the parcel was in a delineated area which will probably become part of the city as the urban center expands and takes over agricultural land. When land is within a city’s sphere of influence, “comprehensive land use planning . . . [is] conducted by [the applicable] city in cooperation and coordination with the County.” Sutter County General Plan, Policy Document, at v (November 25, 1996). GURU NANAK SIKH v. COUNTY OF SUTTER 8595 Another Sikh temple already exists on a ten-acre parcel of land zoned “agricultural” located next to Bogue Road, less than a mile southeast from the proposed temple’s parcel. Within Yuba City’s sphere of influence, the Bogue Road Sikh temple is surrounded by land zoned “agricultural.” Guru Nanak filed an application for a CUP to build a temple limited to approximately 2,850 square feet on the proposed site. The proposed use of the property was for a Sikh temple, assembly hall, worship services, and weddings. As with the Grove Road property, the proposed facility was intended to accommodate religious services of no more than seventy-five people at a time. Various county and state departments reviewed Guru Nanak’s application and added a variety of conditions regarding the environmental impact of the proposed use including a twenty-five foot “no development” buffer along the north side of the property, a requirement that ceremonies remain indoors, and required landscaping. Guru Nanak had to accept these conditions to receive the Planning Division’s recommendation to the Planning Commission. The Planning Division issued a “mitigated negative declaration” (i.e. that the proposed temple would not create a significant environment impact) because “although the proposed [temple] could have a significant impact on the environment[,] . . . the recommended mitigation measures would reduce the possible impacts to a less-than-significant level.” The Planning Division cited the temple’s maximum attendance of 75 people, minor building conversion, and stipulated mitigation measures as reasons for finding a less-thansignificant impact on the environment. The Planning Commission held a public meeting to consider Guru Nanak’s permit application. A member of Guru Nanak testified that while its previous application was for a 1.9-acre lot in a residential area, the subject application pertained to a 28.8-acre lot that did not border anyone’s front or 8596 GURU NANAK SIKH v. COUNTY OF SUTTER back yard. He also stated that Guru Nanak would accept all the Planning Division’s proposed conditions on the land’s use. Various potential neighbors spoke against the proposed temple, complaining mainly that the temple would increase traffic and noise, interfere with the agricultural use of their land, and lower property values. The Commission approved the application 4-3, subject to the conditions required by the Planning Division and stipulated to by Guru Nanak, with the commissioners echoing the reasoning voiced by both sides. Several neighbors filed timely appeals to the Sutter County Board of Supervisors. The Planning Division filed another report in response to the appeals, addressing the specific complaints of the concerned neighbors and continuing to recommend approval of Guru Nanak’s CUP application. Subject to revised mitigation conditions including an expanded onehundred foot setback, the Planning Division found that the proposed temple’s effect on neighbors’ pesticide spraying, nearby traffic, and noise levels would be minimal. The Board of Supervisors held a public hearing on the appeals. People attending the hearing reiterated claims regarding effects upon the agricultural use of surrounding land, traffic, and property values. In addition, several people complained that the initial plan for a seventy-five person temple was only a starting point for more ambitious facilities and this piece-meal approval process violated the California Environmental Quality Act (CEQA). The four-member Board of Supervisors unanimously reversed the Planning Commission’s approval and denied Guru Nanak’s application. Supervisor Kroon flatly rejected the project based on the “right to farm”: the property had been agricultural and should remain so. He argued that long-time farmers should not be affected by someone who wishes to change the use of the property. Supervisor Nelson stated that he was concerned that Guru Nanak’s proposed use “was too far away from the city” and would not promote orderly GURU NANAK SIKH v. COUNTY OF SUTTER 8597 growth. He commented that such development is detrimental to the surrounding agricultural uses and that Guru Nanak should locate its church nearer to his and other existing churches. Supervisors Munger and Silva agreed that the proposed temple site’s separation from existing infrastructure, termed “leapfrog development,” was a poor idea and denied the application on that ground.