HomeMy WebLinkAboutPLN-11-00180-staff report, 9520 Stewart & Gray Rd
STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: SEPTEMBER 21, 2011 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT KEVIN NGUYEN, ASSISTANT
PLANNER SUBJECT: PLN-11-00180 (SITE PLAN REVIEW) – A REQUEST TO CONSTRUCT A 900 SQUARE FOOT FREESTANDING, UNENCLOSED SHADE STRUCTURE ON PROPERTY LOCATED AT 9520 STEWART & GRAY 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. 15303 (Class 3, New Construction or Conversion of Small Structures). 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 3, includes construction of small facilities or structures; installation of small new equipment and facilities in small structures including this request. In staff’s view, establishing
a 900 square foot unenclosed structure at this site will not have a permanent effect on the environment, thereby qualifying for the Class 3 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-11-00180 (SITE PLAN REVIEW), A REQUEST
TO CONSTRUCT A 900 SQUARE FOOT FREESTANDING SHADE STRUCTURE IN ORDER TO CONDUCT THE EXTERIOR REPAIR AND MAINTENANCE OF BUSES AND TRUCKS ON PROPERTY AT 9520 STEWART & GRAY ROAD, ZONED
M-2 (GENERAL MANUFACTURING) CODE AUTHORITY The applicant is making his request pursuant to the provision of Municipal Code Section 9820, which allows the installation and addition of
a new structure, subject to the approval of a Site Plan Review. The Planning Commission’s authority to consider the request is set forth in Municipal Code Section 9820.08 (Site Plan
Review).
PLN-11-00180 – 9520 Stewart & Gray Rd September 21, 2011 -Page 2 SITE LOCATION 9520 STEWART & GRAY RD SITE DESCRIPTION A. Subject Property/Surrounding Properties 1. Property Information
Site Location: 9520 Stewart & Gray Road AIN 6284-026-026 & 027 2. Applicant Information Project Representatives: Property Owner: Phil Stutzel Cummins Cal Pacific, LLC 1939 Deere Avenue
Irvine, CA 92606 Hager Regentview Partner 16027 Ventura Boulevard Encino, CA 91436 3. CEQA Determination Categorical Exemption, Class 3 (New Construction or Conversion of Small Structures)
4. Noticing Information Applicant Notification: Required Action Date: September 6, 2011 December 5, 2011 B. Surrounding Properties Zone Use North M-2 & R-3 (General Manufacturing and
Medium Density Residential) Warehouse & Apartment East M-2 (General Manufacturing) Office & Warehouse South M-2 (General Manufacturing) Office & Warehouse West M-2 (General Manufacturing)
Office & Warehouse
PLN-11-00180 – 9520 Stewart & Gray Rd September 21, 2011 -Page 3 C. Site Photograph BACKGROUND Cummins Cal Pacific, LLC, requests approval of PLN Case No. 11-00180 (Site Plan Review)
to construct a 900 square foot freestanding shade structure at 9520 Stewart & Gray Road. The subject site is a 4.92 acre irregular-shaped lot that is located on the south side of Stewart
& Gray Road. The Union Pacific rail road track borders the northerly property line of the subject property. 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 multiple industrial and warehouse buildings, which Cummins Cal Pacific operates. Parking for this site is located
to the north and west parts of the property. On July 18, 2011, Phil Stutzel, a representative for Cummins Cal Pacific LLC, submitted an application for PLN-11-00180 (Site Plan Review).
Staff completed a review of the application on September 6, 2011, and deemed the application complete. On September 9, 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 Cummins Cal Pacific, LLC performs maintenance on buses, trucks and motor
coaches that include engine steaming and engine testing. For major repairs and maintenance such as tire changes, oil changes, battery replacement and engine repair, Cummins Cal Pacific
uses other buildings. According to the applicant, Cummins Cal Pacific is currently operated at another site within the City of Montebello, California. His plan is to relocate the business
to the City of Downey. To accommodate the transition of their equipment to the Downey site, the applicant plans to construct a 20’ x 45’ freestanding shade structure that houses dynamometer
equipment and steamer equipment to service buses and trucks.
PLN-11-00180 – 9520 Stewart & Gray Rd September 21, 2011 -Page 4 The dynamometer equipment measures mechanical force, speed, or power of bus and truck engines. A dynamometer can be used
to calculate engine-power output and reproduce a desired speed for a test under controlled conditions. The dynamometer is capable of producing a maximum sound level of 93.6 dBA; therefore,
the City must determine whether the dynamometer exceeds City Noise standards before the City can approve plans for building plan check. Due to the project scope relating to the dynamometer
equipment, the City has contracted with a noise consultant, Wieland Acoustics Inc. to assess the dynamometer’s potential noise impacts. If it exceeds the noise limits established for
uses within the industrial zones of the City, Wieland Acoustics will recommend measures to reduce the impacts to an acceptable level and Cummins Cal Pacific in turn will implement those
measures. However, due to time constraints, the applicant has requested that staff present the application to the Planning Commission to consider the freestanding structure only and
not to include the dynamometer equipment as part of this application. As a condition of approval, staff requires the installation of the dynamometer equipment be considered by the Planning
Commission at a later date. Architecture The proposed freestanding structure is measured twenty feet in width, forty five feet in depth, and twenty feet in height. It will be constructed
in steel material which will be mounted to a new concrete pad. In evaluating the application, staff supports the proposed freestanding shade structure, but staff has concerns about potential
noise generated from the future installation of the dynamometer equipment and the impacts of that noise upon the adjoining residential property to the north. Because the proposed freestanding,
unenclosed shade structure is located approximately 300 feet from the nearby residences and with the Union Pacific rail road track and Stewart & Gray Road separating the two uses, limitations
are provided through the conditions of approval. To mitigate potential impacts and to avoid future problems, staff recommends the following conditions of approval: No dynamometer equipment
will be part of this application. If proposed, the applicant shall return to the Planning Commission at a later date to include this request. If the noise study concludes that the
dynamometer equipment exceeds the City’s noise standards, the use of dynamometer equipment in the future shall require mitigation measures to reduce any potential noise impacts. The
owner/applicant is responsible for maintaining the proposed concrete pad area at the freestanding shade structure free of trash and graffiti. FINDINGS Staff has reviewed the proposal
and has developed the following findings for the approval of the PLN-11-00180 (Site Plan Review): 1. That the site plan is consistent with the goals and polices embodied in the General
Plan and other applicable plans and policies adopted by the Council. These goals and policies of the Downey General Plan (Vision 2025) are addressed as follows: Goal 8.1 of the Design
Element is to “Promote quality design for new, expanded and
PLN-11-00180 – 9520 Stewart & Gray Rd September 21, 2011 -Page 5 remodeled construction” and Policy 8.1.1 seeks to promote architectural design of the highest quality. The applicant
proposes to construct a freestanding steel structure that will convey the existing industrial theme on site. Goal 9.1 of the General Plan is “Attract and retain businesses” and Program
9.1.1.5 seeks to continue the revitalization of commercial and industrial corridors. The proposed structure will continue the revitalization efforts of Stewart & Gray Road and the proposed
project translates into attracting another business to Downey. 2. 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 subject site is zoned M-2 (General Manufacturing), which allows the construction of a new structure, subject to the approval of a site plan review application
by the Commission. The proposed project complies with all development standards and is consistent with the purpose of the M-2 zone. The Applicant has adhered to the City’s approval process
for site plan review, which resulted in the orderly development of the site while maintaining compatibility with the surrounding land uses. 3. 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. Staff has attached conditions of approval to PLN-11-00180 (Site Plan Review), to ensure that the proposed development will integrate harmoniously and enhance the character
of the surrounding properties by providing a new modern appearance. The new structure incorporates steel frames with aluminum roof material. 4. That the site plan and location of the
buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper 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 streets. The proposed freestanding structure would locate in an area
previously designated for a similar use on the site. As such; the site plan provides sufficient space to park buses and trucks and it provides sufficient space for vehicles to enter
and exit the property. 5. 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 proposed freestanding structure illustrates an architectural design that differs from other uses nearby, but incorporates building materials (steel and aluminum) found
on the nearby buildings. Staff has incorporated conditions of approval for PLN-11-00180 (Site Plan Review), to ensure that the proposed building will blend harmoniously with architectural
design of the surrounding buildings. 6. That the site plan and design considerations shall 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 proposed structure’s design and color will integrate harmoniously with neighboring
properties to the north and west since these are currently developed with industrial buildings. The project will allow the expansion to improve the business further and increase its
revenues significantly. The proposed project is a new structure that complies with the current Building Code and Fire Code regulations for structural integrity and fire safety.
PLN-11-00180 – 9520 Stewart & Gray Rd September 21, 2011 -Page 6 7. That the proposed development’s site plan and its design features will include graffitiresistant features and materials
in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. Section 4960 allows the City to consider imposing conditions reasonably related to the mitigation
of the impacts of graffiti; however, the proposed freestanding structure will offer very little surface area viewable by the public since the metal frame members are no more than 12”
in width. Nonetheless, the Conditions of Approval for PLN-11-00180 (Site Plan Review) will include a condition stating that the design features will incorporate graffiti resistant materials.
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 freestanding structure, subject to the conditions of approval associated with this application. Furthermore, staff believes that all findings required to
approve a site plan review application for the proposed project can be made in a positive manner. As such, staff recommends that the Planning Commission adopt a resolution approving
PLN-11-00180 (Site Plan Review), subject to the conditions of approval, as stated in this staff report and in Exhibit A of the Planning Commission Resolution. H:\Community Development\Nguyen\CASES\Si
te Plan Review\9520 Stewar&Gray (bus service)\11-00180 staff report.doc