HomeMy WebLinkAbout5-9441 Washburn Rd PLN-11-00021 (CUP)
STAFF REPORT
DATE:
APRIL 6, 2011
TO:
PLANNING COMMISSION
FROM:
BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT
KEVIN NGUYEN, ASSISTANT PLANNER
SUBJECT:PLN-11-00021 (CONDITIONAL USE PERMIT) – A REQUEST TO OPERATE AN
AMBULANCE STORAGE AND COMMUNICATIONS CENTER ON PROPERTY
AT 9441 WASHBURN ROAD, ZONED M-2 (GENERAL MANUFACTURING)
CEQA
Staff has reviewed the proposed project for compliance with the California Environmental
Quality Act (CEQA). Upon completion of this review, staff 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, includes minor expansion of uses including this
request. It is staff’s opinion that the applicant is simply using the existing building to operate
their ambulance business. No exterior or interior changes are proposed so it will not have a
significant effect on the environment; thereby qualifying for the Class 1 exemption.
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-11-00021 (CONDITIONAL USE PERMIT), A REQUEST TO OPERATE AN AMBULANCE
STORAGE AND COMMUNICATIONS CENTER ON PROPERTY AT 9441 WASHBURN, ZONED
M-2 (GENERAL MANUFACTURING)
CODE AUTHORITY
The applicant is making their request pursuant to the provision of Municipal Code Section 9318.04
Table 9.3.9, which allows the operation of an ambulance storage and communications facility,
subject to the approval of a Conditional Use Permit. The Planning Commission’s authority to
consider the request is set forth in Municipal Code Section 9824 (Conditional Use Permit).
PLANNING DIVISION
CITY OF DOWNEY, CALIFORNIA
SITE LOCATION
9441 WASHBURN RD
SITE DESCRIPTION
A. Subject Property/Surrounding Properties
1. Property Information
Site Location: 9441 Washburn Road
AIN 6284-025-020
2. Applicant Information
Project Representatives: Daniel Graham
Liberty Ambulance
14109 Pontlavoy Avenue
Santa Fe Springs, CA 90670
Clark J. Kasunich
Property Owner:
Kasunic Family Trust
2108 Chelsea Road
Palos Verdes Estates, CA 90274
3. CEQA Determination
Categorical Exemption, Class 1
(Existing Facilities)
4. Noticing Information
Applicant Notification: February 25, 2011
Required Action Date:April 26, 2011
B. Surrounding Properties
ZoneUse
North
M-2 (General Manufacturing) Powder coat painting
East
M-2 (General Manufacturing) Forklift repair & rental
SouthR-1 5000 (Single Family Residential) Single family homes
West
M-2 (General Manufacturing) Public utility (So Cal Gas)
PLN-11-00021 – 9441 Washburn Rd
April 6, 2011 - Page 2
BACKGROUND
Liberty Ambulance LLC, requests approval of a Conditional Use Permit, to establish an ambulance
storage and communications facility at 9441 Washburn Road. The subject site is a 38,821 square
foot parcel that is located on the north side of Washburn Rd, between Woodruff Avenue and
Bellflower Boulevard. The site is zoned M-2 (General Manufacturing) with a General Plan Land
Use Designation of G-M (General Manufacturing). It is currently developed with an 18,000 square
feet warehouse building, which has been vacant for several months. Parking for this site is located
to the south and east sides of the building.
On January 26, 2011, Daniel Graham, a representative for Liberty Ambulance LLC, submitted an
application for PLN-11-00021 (Conditional Use Permit). Staff completed a review of the application
on February 25, 2011, and deemed the application complete. On March 25, 2011, notice of the
pending public hearing was sent to all property owners within 500’ of the subject site and the notice
was published in the Downey Patriot.
DISCUSSION/ANALYSIS
According to the applicant, the proposed business is a 24-hour ambulance provider that will be
deploying 27 of its ambulances to different target locations in the Los Angeles region. The subject
property will only be used as a deployment site for the start and end of shifts. The applicant also
states that 95 percent of its business will be non-emergency, inter-facility transports. The remaining
five percent will be emergency calls that will be dispatched from their posting locations, not from
their deploying center, which is the subject site.
The proposal includes storage space for up to 27 ambulances, a 1,735 square feet of office space
with 7 offices, 4 bathrooms and dressing area, all within the completely enclosed building. The
proposed hours of operation for Liberty Ambulance are as follows:
Unit start times
Office hours
(10-hour shift)
6:00 a.m.
Monday – Friday
8:00 a.m. 7:00 a.m. – 4:30 p.m.
10:00 a.m.
12:00 noon
1:00 p.m. (2 units)
2:00 p.m.
3:00 p.m.
9:00 p.m.
6:00 a.m.
Saturday – Sunday
8:00 a.m. Closed
10:00 a.m.
2:00 p.m.
9:00 p.m.
In evaluating the application, staff supports the proposed ambulance storage and communications
facility, but staff has concerns about potential noise (i.e. siren, vehicle idling and racing out from the
building) generated from the establishment and the impacts of that noise upon the adjoining
residential property to the south. Because the subject site is within 100 feet of residential property,
limitations are provided through the conditions of approval.
PLN-11-00021 – 9441 Washburn Rd
April 6, 2011 - Page 3
To mitigate potential impacts and to avoid future problems, staff recommends the following
conditions of approval:
No shift changes shall occur between 9:00 pm and 6:00 am, Monday - Sunday.
The use of sirens and/or emergency lighting is prohibited until ambulances reach the
intersections of Washburn Road/Woodruff Avenue and Washburn Road/Bellflower Blvd.
Idling ambulance vehicles inside the subject building is prohibited at all times.
Sleeping and cooking on the premises are prohibited at all times.
Washing ambulances at the subject site is prohibited at all times.
On-site ambulance maintenance shall be limited to oil changes, battery replacement, and
other minor services.
It is staff’s opinion that the establishment of this ambulance facility is not expected to have any
significant negative impacts since no physical expansion of the existing building footprint is needed
to accommodate it. The applicant is simply using the existing building and no exterior or interior
changes are proposed as part of this application.
Parking
The subject site has thirty-three (33) off-street parking spaces, which represents a surplus number
of parking spaces above the amount required by the Zoning Code. Based on the parking
requirement of one parking space for each 800 square feet of warehousing use, the 18,000 square
feet of warehouse space inside the industrial building requires a minimum of 23 parking spaces.
This satisfies the required parking for the site. In addition, 27 designated parking spaces inside the
building will be used for the storage of ambulance vehicles.
Vehicle Maintenance
Liberty Ambulance will provide minor maintenance on their vehicles, inside the building and within
the designated area. Some of their in-house maintenance operations include oil changes, battery
replacement, etc. For major maintenance such as tire changes, and auto body and paint repair,
Liberty Ambulance has an account with outside automobile companies for these services.
In addition, car-wash facilities throughout the Los Angeles region will wash the ambulances.
Liberty Ambulance will not be washing their ambulances or any of their vehicles at the subject site.
FINDINGS
Pursuant to Municipal Code Section 9824.06, there are four (4) findings that must be adopted prior
to the Planning Commission approving a Conditional Use Permit. A discussion of the findings
follows:
1.
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.
The subject site is located within the M-2 zone (General Manufacturing) and has a General
Plan Land Use Designation of “General Manufacturing”. It is the intent and purpose of the
Land Use Designation to provide development of general manufacturing, wholesales,
warehousing, and similar uses within the community. Allowing the ambulance business at the
subject site would be in consistent with the surrounding industrial uses. Activities of the
proposed ambulance business, with the conditions of approval, will not impact the welfare of
the nearby residential uses.
PLN-11-00021 – 9441 Washburn Rd
April 6, 2011 - Page 4
2.
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 requested use will not affect neighboring land uses due to the nature of the use and the
manner in which the development housing the ambulance business is oriented and designed.
Specifically, the main entrance to the building is oriented toward the driveway on the east side
of the building, while the residential uses locating on the south side of Washburn Road. Also,
several other existing industrial businesses are bordering to the subject site. Accordingly, staff
has prepared a list of conditions of approval to mitigate any potential adverse impacts to the
adjoining properties (see Exhibit A – Conditions).
3.
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 size and shape of the subject property is adequate to accommodate the requested use.
The proposed use will be contained within an existing tenant space and does not require any
expansion to the physical size of the building. The property measures 44,416 square feet with
a width of 184.3 feet along Washburn Road and a depth of 241 feet, which exceeds the
minimum requirements of the Downey Municipal Code.
4.
That the traffic generated by the proposed use will not impose an undue burden upon
the streets and highways in the area.
Washburn Road serves the project site. It is classified as a “Collector” street on the City’s
Master Plan of Streets and Highways. Collector streets are intended to provide access to
arterial roads and highways from local streets. Washburn Road contains one lane in each
direction. It is staff’s opinion that it would be able to absorb any additional traffic the requested
use may create. The traffic generated by the proposed use will not impose an undue burden
upon the streets in the area due to the size of the project.
CORRESPONDENCE
As of the date that this report was printed, staff had not received any correspondence regarding
this matter.
CONCLUSION
Based on the information contained in this report, staff supports the proposed ambulance business,
subject to conditions of approval. Furthermore, staff believes that all findings required to approve
conditional use permit applications for the proposed project can be made in a positive manner. As
such, staff recommends that the Planning Commission adopt resolutions approving PLN-11-00021
(Conditional Use Permit), subject to the conditions of approval, as stated in this staff report and in
Exhibit A of the Planning Commission Resolution.
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PLN-11-00021 – 9441 Washburn Rd
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