HomeMy WebLinkAbout3b-8560 Florence Ave PLN-11-00015
RESOLUTION NO. 11-2705
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).
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1.
The Planning Commission of the City of Downey does hereby find, determine
and declare that:
A.
An application was filed by Sako Maroosi, (hereinafter "applicant") requesting the
approval of Site Plan Review for 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) (hereinafter “subject property”), AIN: 6252-012-024.
B. On March 24, 2011 a notice was published in the Long Beach Press Telegram
and on March 25, 2011, notice of the pending public hearing was sent to all
property owners within 500’ of the subject site; and
C. The Planning Commission held a duly noticed public hearing on April 6, 2011
and, after fully considering all oral and written testimony and facts and opinions
offered at the aforesaid public hearing, adopted this resolution, approving PLN-
11-00015 (Site Plan Review and Conditional Use Permit).
SECTION 2.
The Planning Commission further finds, determines and declares the
environmental impact of the proposed development has been reviewed and has been found to be in
compliance with the California Environmental Quality Act (CEQA) and is categorically exempt from
CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities).
SECTION 3.
Having considered all of the oral and written evidence presented to it at said
public hearings, the Planning Commission further finds, determines and declares that:
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
Resolution No. 11-2705
Downey Planning Commission
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.
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.
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.
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.
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),
PLN-11-00015 (SPR & CUP) – 8530 Florence Avenue
April 6, 2011 - Page 2
Resolution No. 11-2705
Downey Planning Commission
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, the proposed use will not impose an
undue burden upon the streets and highways in the area.
E.
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.
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.
F.
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.
PLN-11-00015 (SPR & CUP) – 8530 Florence Avenue
April 6, 2011 - Page 3
Resolution No. 11-2705
Downey Planning Commission
Required in the C-P zone Provided
Lot Dimensions
Lot Area 6,000 sq. ft. for newly 21,828 sq. ft.
subdivided properties
Lot Coverage 50%23% (5,030 sq.ft. of building footprint)
Width60 ft. 80 ft.
Depth100 ft.185.39 ft. ) at longest point)
Height75 ft. 28.5 ft.
Parking
Parking Spaces Medical Office - 43 parking spaces
1 space per 200 sq. ft.
43 parking spaces required
Landscape
Landscape10% 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)
G.
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.
H.
That the site plan and location of the building, parking areas, signs,
landscaping, luminaries, and other site features indicate that proper
PLN-11-00015 (SPR & CUP) – 8530 Florence Avenue
April 6, 2011 - Page 4
Resolution No. 11-2705
Downey Planning Commission
consideration has been given to both the functional aspects of the site
development, such as automobile and pedestrian circulation, and the
visual effects of the development from the view of the public street.
The subject building and parking area exist and are being altered within the
confines of the building’s current footprint and the existing parking area thus, the
functionality of the site is limited due to these existing constraints.
I.
That the proposed development will improve the community appearance by
preventing extremes of dissimilarity or monotony in new construction or in
alterations of facilities.
The proposedproject will improve the community appearance by utilizing
contemporary architecture and materials to beautify Florence Avenue while
maintaining the current footprint and building height.
J.
That the site plan and design considerations shall tend to upgrade property
in the immediate neighborhood and surrounding areas with an
accompanying betterment of conditions affecting the public health, safety,
comfort, and welfare.
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
increase in square footage or increase in parking will not affect the public health,
safety, comfort and welfare since all improvements will continue within the
confines of the existing building’s footprint and parking lot.
K.
That the proposed development’s site plan and its design features will
include graffiti-resistant features, and materials in accordance with the
requirements of Section 4960 of Chapter 10 of Article IV of this Code.
A condition of approval that stipulates the use of graffiti-resistant materials in
accordance to Downey Municipal Code, Article IV, Section 4960, has been
added as part of this approval.
SECTION 4.
Based upon the findings set forth in Sections 1 through 3 of this Resolution,
the Planning Commission of the City of Downey hereby approves PLN-11-00015(Site Plan Review
and Conditional Use Permit), subject to conditions of approval attached hereto as Exhibit A, which
are necessary to preserve the health, safety and general welfare of the community and enable the
Planning Commission to make the findings set forth in the previous sections. The conditions are fair
and reasonable for the accomplishment of these purposes.
SECTION 5.
The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 6th day of April, 2011.
PLN-11-00015 (SPR & CUP) – 8530 Florence Avenue
April 6, 2011 - Page 5
Resolution No. 11-2705
Downey Planning Commission
Keifer, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the
Planning Commission of the City of Downey at a regular meeting thereof held on the 6th day of
April, 2011 , by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Theresa Donahue, Secretary
City Planning Commission
PLN-11-00015 (SPR & CUP) – 8530 Florence Avenue
April 6, 2011 - Page 6
Resolution No. 11-2705
Downey Planning Commission
PLN-11-00015 (SITE PLAN REVIEW & CONDITIONAL USE PERMIT)
EXHIBIT A – CONDITIONS OF APPROVAL
PLANNING DIVISION
1) This approval is for approval ofPLN-11-00015 (Site Plan Review and Conditional Use
Permit), Site Plan Review for 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).
2) Approval of this Site Plan Review and Conditional Use Permit shall not be construed to
mean any waiver of applicable and appropriate zoning regulations, or any Federal,
State, County, and City laws and regulations. Unless otherwise expressly specified, all
other requirements of the City of Downey Municipal Code shall apply.
3) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
4) A minimum of one (1) parking lot attendant shall be located on the premises during
normal business hours.
5) A minimum driveway width of 25 feet shall be provided at all times in the parking lot row
where attendants will park one row of cars in a tandem design as shown on the
approved site plan.
6) An attendant shall remain on duty at the building until all those building visitors that have
tandem parked cars shall have returned to pick up their cars.
PUBLIC WORKS DEPARTMENT
7) The owner/applicant shall install all utilities underground.
8) If applicable, the owner/applicant shall be required to complete a construction &
demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey
Municipal Code.
9) The owner/applicant shall comply with the National Pollutant Discharge Elimination
System (NPDES) requirements of the Federal Clean Water Act; the General
Construction Activities Stormwater Permit (GCASP) of the State Water Resources
Control Board; and Ordinance 1142 of the Downey Municipal Code (DMC). Furthermore,
the owner/applicant shall be required to Certify and append Public Works standard
“Attachment A” to all construction and grading plans as required by the LACoDPW
Stormwater Quality Management Plan (SQMP).
10) The owner/applicant shall provide that all construction graffiti created as part of this
project in the public right of way to be removed.
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Resolution No. 11-2705
Downey Planning Commission
UTILITIES
11) The owner/applicant shall provide that the standards of improvements, construction
materials, and methods of construction shall be in conformance with the Standard Plans
and Specification for Public Works Construction and as modified by the City of Downey’s
Standard Plans and Specifications.
FIRE DEPARTMENT
12) The owner/applicant shall install a fire sprinkler system throughout the entire building.
The Fire sprinkler riser must be located inside of the building in an approved room or
closet.
13) The owner/applicant shall install a fire alarm system (total coverage is required).
14) The owner/applicant shall provide the appropriate quantity of fire hydrants as required by
the California Fire Code. Hydrants located on the opposite side of streets over 80 feet
away shall not be used to satisfy the requirements for hydrant spacing. All fire hydrants
shall be within 50 feet of Fire Department sprinkler connections.
15) The owner/applicant shall install a Knox Box entry system with a master key for entry
into the building.
16) All submitted plans shall reflect a correct occupant load.
17) The owner/applicant shall post occupant load signs in the building.
18) The owner/applicant shall paint all on-site curbs, which are not to be used as parking
spaces, red to indicate required fire lanes. In addition, the owner/applicant must post “No
Parking, Fire Lane” signs at said curbs.
19) The proposed elevator shall accommodate a medical gurney and measure a minimum of
76 inches x 24 inches.
PLN-11-00015 (SPR & CUP) – 8530 Florence Avenue
April 6, 2011 - Page 8