HomeMy WebLinkAbout3-8530 Florence Ave PLN-11-00015
STAFF REPORT
DATE:
APRIL 6, 2011
TO:
PLANNING COMMISSION
FROM:
BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT
JESSICA J. FLORES, ASSOCIATE PLANNER
SUBJECT: PLN-11-00015 (SITE PLAN REVIEW, AND CONDITIONAL USE PERMIT) – A
REQUEST FOR SITE PLAN REVIEW TO ALLOW THE REMODEL OF AN
EXISTING OFFICE BUILDING TO OUTPATIENT SURGICAL AND MEDICAL
OFFICES BY ADDING 965 SQ. FT. ON THE FIRST FLOOR, 5,030 SQ. FT.
ON THE SECOND FLOOR, A FAÇADE IMPROVEMENT AND PARKING
LOT REDESIGN; AND A CONDITIONAL USE PERMIT TO ALLOW
ATTENDANT PARKING FOR PROPERTY LOCATED AT 8530 FLORENCE
AVENUE, ZONED C-P (PROFESSIONAL OFFICE) AND R-1 5,000 (SINGLE-
FAMILY RESIDENTIAL).
CEQA
Staff has reviewed the proposed project for compliance with the California Environmental
Quality Act (CEQA). Upon completion of this review, it has been determined that this request is
categorically exempt from CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing
Facilities). Categorical Exemptions are projects, which have been determined not to have a
significant effect on the environment and have been exempted from the requirements of the
California Environmental Quality Act. Class 1 consists of projects that involve no or negligible
expansion of the existing use.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following titled resolutions:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-11-00015 (SITE PLAN REVIEW AND CONDITIONAL USE PERMIT),
SITE PLAN REVIEW TO ALLOW THE REMODEL OF AN EXISTING OFFICE BUILDING TO
OUTPATIENT SURGICAL AND MEDICAL OFFICES BY ADDING 965 SQ. FT. ON THE
FIRST FLOOR, 5,030 SQ. FT. ON THE SECOND FLOOR, A FAÇADE IMPROVEMENT AND
PARKING LOT REDESIGN; AND A CONDITIONAL USE PERMIT TO ALLOW ATTENDANT
PARKING FOR PROPERTY LOCATED AT 8530 FLORENCE AVENUE, ZONED C-P
(PROFESSIONAL OFFICE) AND R-1 5,000 (SINGLE-FAMILY RESIDENTIAL).
PLANNING DIVISION
CITY OF DOWNEY, CALIFORNIA
CODE AUTHORITY
Theapplicants aremaking their request for approval of these entitlements and thePlanning
Commission’s authority to acton them, are pursuanttoMunicipalCodeSections 9820(Site
Plan Review), 9722(AttendantParking) and 9824 (Conditional Use Permit).
SITE LOCATION
8530 Florence Avenue
SITE DESCRIPTION
A.Subject Property:
1.Property Information:
Site Location:
8530 Florence Avenue
AIN: 6252-012-024
2.Applicant Information:
Property Owner: Elias Ayoub, M.D.
11480 Brookshire Avenue
Downey, CA 90241
Representative:Sako Maroosi, Principal
Alajajian-Maroosi Architects,Inc.
320 Arden Avenue, Suite#120
Glendale, CA 91203
3.CEQADetermination:
Categorical Exemption
Class 1, Existing Facilities
PLN-11-00015 (SPRand CUP)– 8530FlorenceAvenue
April6,2011 - Page 2
4.NoticingInformation:
Property Notification:February 18, 2011
Required Action Date: April 18, 2011
B. SurroundingProperties:
ZoningUse
North
C-1 (Neighborhood Commercial)Professionaloffices and creditunion
South
R-1 5,000 (Single-Family Residential)single familyresidences
West
C-1 (Neighborhood Commercial)Professionaloffices
EastC-1 (Neighborhood Commercial)Professionaloffices
C.Photographof Subject Property:
North Viewof the Subject Site
BACKGROUND
The subjectsite is a 21,828sq. ft. L-shaped parcel that currently sits onthenorth side of
FlorenceAvenue justeastof Brookshire Avenue.Itiscurrentlydeveloped with a 3,685 sq. ft.
two-storyoffice building thatformerly housedthe GoodyearCredit Union. The lotiszoned R-1
5,000(Single-Family Residential) and C-P (Professional Office),andits General Plan
designation isOffice (O).
The applicant is requesting approval of the following applications:
,
Site Plan Review for façade modificationsa965sq. ft. first flooraddition, a 5,030sq. ft.
secondfloor addition, andincreased parking.
AConditionalUse Permittoallow for attendant and tandemparking.
PLN-11-00015 (SPRand CUP)– 8530FlorenceAvenue
April6,2011 - Page 3
DISCUSSION
SITE PLAN REVIEW
As previously mentioned, the subject property is developed with a two-story office building. The
applicant proposes to increase the square footage of the building’s first floor by 965 sq. ft. and
the second floor by 5,030 sq. ft. In addition to the increase in square footage and interior tenant
improvement, the applicant proposes a façade improvement to the building and an increase in
parking spaces from 28 to 43.
A. Development Standards
Table 1 indicates that the proposed use meets all the applicable standards of the existing C-P
(Professional Office) zone on which the building is located.
Table 1 – Development Standards
Required in the C-P zone Provided
Lot Dimensions
Lot Area 6,000 sq. ft. for newly subdivided 21,828 sq. ft.
properties
Lot Coverage 50%23% (5,030 sq.ft. of building footprint)
Width 60 ft. 80 ft.
Depth 100 ft. 185.39 ft. ) at longest point)
Height 75 ft. 28.5 ft.
Parking
Parking Spaces Medical Office - 43 parking spaces
1 space per 200 sq. ft.
43 parking spaces required
Landscape
Landscape 10% of the total developed 3,630 sq. ft. total (16.6%)
portion of the site, of which 5%
must be in the parking area 1,387 sq. ft. (6.4% of the required
Total Required – 2,182.8 sq. ft. landscaping is in the parking area)
B. Design, Material and Colors
The existing building will be completely refaced to give it a new, contemporary look. Walls and
entrances on Florence Avenue and the rear of the building, facing the proposed parking lot, will
incorporate anodized aluminum panels, wood panels, and glass to update the look of the
building, while painted, galvanized metal louvers will assist in the screening of any roof-
mounted equipment that currently exist. Walls that are not visible, located on the east and west
side of the building, will be painted gray flannel to match the proposed louvers. All landscape
exists and meets the city’s current on-site landscaping requirements. The landscape is to
remain as it exists but, the applicant will return in the near future to increase the amount of
trees found on the property.
PLN-11-00015 (SPR and CUP)– 8530 Florence Avenue
April 6, 2011 - Page 4
Table 2 - Building Materials
Feature MaterialColor
Building Anodized Alumimum Panels Aluminum
Walls/Facade
Composite Wood Panels “Ayous” (Golden Brown)
GlassGlass w/ Gray Flannel Paint
Tinted “Solex” Glass
Existing C.M.U Walls Gray Flannel Paint
Louver Screening Galvanized Metal Painted Gray Flannel
CONDITIONAL USE PERMIT
The applicant proposes to use this building for outpatient surgery and medical offices and as
the current parking lot exists with 28 parking spaces, the proposed use does not meet the
requirement for 43 on-site parking spaces. As such, the applicant redesigned the parking lot to
meet the on-site parking requirement and included tandem parking in the design.
Downey Municipal Code Section 9722 allows for tandem parking so long as there is an
attendant present and with the approval of a conditional use permit. Thus, the applicant is
requesting approval of a conditional use permit to allow such a use. The attendant is proposed
to be on the premises during normal business hours and the site includes a designated area for
the attendant and a passenger loading/unloading area.
FINDINGS
Pursuant to Municipal Code 9824.06, there are four (4) findings that must be adopted prior to
Planning Commission approving a Conditional Use Permit. A discussion of the findings follows:
A. That the requested conditional use permit will not adversely affect the purpose
and intent of this chapter or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof.
Staff finds that the proposed conditional use is consistent with the purpose and intent of
the C-P zone, on which the office building sits, because this zone “[…] is intended to
provide for the development of integrated office and professional areas […and] to
provide a transition between more intensive commercial activities and residential areas”
(Downey Municipal Code Section 931.05 b). As such, the proposed office use at this
site provides a buffer between more intense general commercial uses to the east, a
major arterial street, which is Florence Avenue, and residential uses to the south.
In addition, Vision 2025 General Plan Policies 1.1.3 and 1.1.4 respectively state,
“Provide an appropriate amount of land area for business and employment” and
“Provide an appropriate amount of land area for people to acquire goods and services”.
As such, it is staff’s opinion that the proposed use at the subject site will assist in
meeting these policies by providing for business growth with the potential of an
increase in employment due to the opening of this new surgical and medical office
building and by providing surgical and medical services, not previously located at this
site, to residents and visitors. Thus, staff feels that this finding can be adopted.
B. That the requested use will not adversely affect the adjoining land uses and the
growth and development of the area in which it is proposed to be located.
PLN-11-00015 (SPR and CUP)– 8530 Florence Avenue
April 6, 2011 - Page 5
The subject site is in a fully developed area of the City. Staff’s opinion is that the
proposed medical use does not prevent surrounding properties from being developed
further. The existing building footprint will not change since all proposed additions will
be within the confines of the existing footprint and roof. Staff believes that the proposed
design of the building and increased parking will avoid any aesthetic and parking
impacts on adjoining properties, thereby avoiding adverse affects thereto. As such, staff
feels that this finding can be adopted.
C. That the size and shape of the subject property proposed for the use is adequate
to allow the full development of the proposed use in a manner not detrimental to
the particular area.
The subject site is a 21,828 sq. ft. L-shaped parcel that currently sits on the north side
of Florence Avenue just east of Brookshire Avenue. It is currently developed with a
3,685 sq. ft. two-story office building that formerly housed the Goodyear Credit Union.
The lot is duly zoned R-1 5,000 (Single-Family Residential) and C-P (Professional
Office) and its General Plan designation is Office (O).Staff is of the opinion that the
site will be able to accommodate the proposed medical use with the approval of this
conditional use permit that allowing for tandem parking with an attendant on the
premises. Furthermore, any future expansion would require Planning Commission
review in a duly noted public hearing. Accordingly, staff believes that this finding can
be adopted.
D. That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways in the area.
The Institute of Transportation Engineers (ITE) stipulates the average rates for a
medical use, per 1000 sq. ft. on weekdays as follows: 36.13 trips a day, 2.43 trips
during the AM peak hours of 7am to 9 am, and 3.66 trips during the PM peak hours of 4
pm to 6 pm. Applying these rates to the proposed office building, the use is projected to
produce 310 trips a day, 20.8 trips during AM peak hours, and 30.9 trips during PM
peak hours.
Although the use is proposed to increase the square footage of the building, the
potential increase in traffic will be minor. The FEIR that was prepared for the Downey
Vision 2025 Comprehensive General Plan Update (SCH #2004031159), Chapter 2 -
Circulation, Figure 2.1-1 - Circulation Plan, classifies Florence Boulevard as a Major
Arterial. Figure 2.1-2 – Existing Traffic Volumes in the same document show that on
Florence Avenue between Brookshire Avenue (west of the subject site) and Lakewood
Boulevard (east of the subject site), the existing Average Daily Traffic (ADT) volume is
approximately 31,000 Vehicles Per Day (VPD) and the adopted capacity as shown in
Figure 2.1-3, Projected Traffic Volumes, Chapter 2 – Circulation in the FEIR is 46,600
VPD. Thus, the potential change in use, from office to medical office, of the project will
not create a substantial increase in traffic. As such, staff feels that the proposed use will
not impose an undue burden upon the streets and highways in the area and that this
finding can be adopted.
Pursuant to Municipal Code 9820.08, there are seven (7) findings that must be adopted prior to
Planning Commission approving a Site Plan Review. A discussion of the findings follows:
A.
That the site plan is consistent with the goals and policies embodied in the
General Plan and other applicable plans and policies adopted by the Council.
PLN-11-00015 (SPR and CUP)– 8530 Florence Avenue
April 6, 2011 - Page 6
The proposed site plan is consistent with Goal 1.1 of the Vision 2025 General Plan that
states the City should “Provide sufficient land areas for uses that serve the needs of
residents, visitors, and businesses”, Program 1.3.1.5 to “Encourage land uses
consistent with the area’s designation as properties recycle”. The proposed project
consists of an existing building that will increase in square footage and be refaced to
allow for a medical office use that is consistent with the C-P (Professional Office) zone
the building sites on. As such, the project meets the above mentioned goals as well as
the intent of the General Plan thus, staff finds this finding can be adopted.
B.
That the proposed development is in accordance with the purposes and
objectives of this article and the zone in which the site is located.
The attached table indicates that the proposed use meets all the applicable standards
of the existing C-P (Professional Office) zone on which the building is located. As such,
staff feels this finding can be adopted.
Required in the C-P zone Provided
Lot Dimensions
Lot Area 6,000 sq. ft. for newly subdivided 21,828 sq. ft.
properties
Lot Coverage 50%23% (5,030 sq.ft. of building footprint)
Width 60 ft. 80 ft.
Depth 100 ft. 185.39 ft. ) at longest point)
Height 75 ft. 28.5 ft.
Parking
Parking Spaces Medical Office - 43 parking spaces
1 space per 200 sq. ft.
43 parking spaces required
Landscape
Landscape 10% of the total developed 3,630 sq. ft. total (16.6%)
portion of the site, of which 5%
must be in the parking area 1,387 sq. ft. (6.4% of the required
Total Required – 2,182.8 sq. ft. landscaping is in the parking area)
C.
That the proposed development’s site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City.
The proposedproject’s architectural design and colors integrate harmoniously with
neighboring properties to the north, east and west since these are currently developed
with professional office buildings that follow a contemporary-style. The existing building
will be completely refaced to give it a new, contemporary look. Walls and entrances on
Florence Avenue and the rear of the building, facing the proposed parking lot, will
incorporate anodized aluminum panels, wood panels, and glass to update the look of
the building, while painted, galvanized metal louvers will assist in the screening of any
roof-mounted equipment that currently exist. All landscape exists and meets the city’s
current on-site landscaping requirements. The landscape is to remain as it exists but,
the applicant will return in the near future to increase the amount of trees found on the
property. The site’s parking will increase to 43 parking spaces to meet the
requirements of a medical office. These treatments to the building and upgrades to the
site will help revitalize this section of Florence Avenue and thus, enhance the
immediate area.
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D.
Thatthesite planand location ofthebuilding, parking areas, signs, landscaping,
luminaries, andother site features indicatethatproper considerationhas been
given to both the functionalaspects ofthesite development, suchasautomobile
and pedestrian circulation, and thevisualeffectsof the development fromthe
viewof the public street.
Thesubject building and parking areaexist and are being altered within theconfinesof
the building’s currentfootprint and the existing parkingarea thus,thefunctionality ofthe
site is limited dueto these existing constraints.
E.
That the proposed development willimprovethe communityappearanceby
preventingextremes of dissimilarity or monotony innewconstruction or in
alterations of facilities.
The proposedproject will improve the communityappearance by utilizing contemporary
architecture and materialstobeautify FlorenceAvenue while maintainingthe current
footprintand building height.As such, stafffeelsthat this findingcan beadopted.
F.
That the siteplan and design considerations shalltend to upgrade propertyin
theimmediateneighborhood and surrounding areas with anaccompanying
betterment of conditionsaffectingthe publichealth, safety, comfort, and welfare.
The proposedproject’s architectural design andcolorsintegrateharmoniously with
neighboring propertiestothe north, east and westsince these arecurrentlydeveloped
with professional officebuildings that follow a contemporary-style.Theincreasein
square footage or increase in parkingwill not affectthepublichealth, safety, comfort
and welfare since all improvements will continue within the confinesof the existing
building’s footprintandparking lot.As such, stafffeelsthatthis finding can be adopted.
G.
That the proposed development’s site plananditsdesignfeatures will include
graffiti-resistant features, and materials in accordancewith therequirementsof
Section 4960of Chapter 10of Article IVof this Code.
A conditionofapproval that stipulates theuse ofgraffiti-resistantmaterials in
accordance to Downey Municipal Code, ArticleIV, Section 4960, hasbeen addedas
part ofthis approval and thus, this findingcanbe adopted.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any written correspondence
regarding this matter.
CONCLUSION
Staff recommends that the Planning CommissionapprovePLN-11-00015 (Site Plan Review
andConditional Use Permit),Site PlanReviewfor theremodel of anexisting office building to
outpatient surgical andmedicaloffices by adding965 sq.ft.on the first floor, 5,030 sq. ft.on the
secondfloor,a façadeimprovement and parkinglotredesign;and a Conditional Use Permitto
allow attendant parking forpropertylocated at 8530 Florence Avenue,zoned C-P (Professional
Office)and R-1 5,000 (Single-Family Residential).
PLN-11-00015 (SPRand CUP)– 8530FlorenceAvenue
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