HomeMy WebLinkAboutPLN-11-00101-staff report, 7862 Firestone Blvd
STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: SEPTEMBER 21, 2011 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, COMMUNITY DEVELOPMENT DIRECTOR DAVID BLUMENTHAL, SENIOR
PLANNER SUBJECT: PLN-11-00101 (SITE PLAN REVIEW) – REQUEST TO CONSTRUCT A 2,700 SQUARE FOOT ADDITION TO AN EXISTING 3,800 SQUARE FOOT MEDICAL OFFICE BUILDING LOCATED AT 7862 FIRESTONE
BLVD, ZONED C-2 (GENERAL COMMERCIAL). CEQA Staff has reviewed the proposed use 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. 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 exemptions include new or addition to small new structures, such as commercial buildings, that are less than 10,000 s.f. RECOMMENDATION Staff recommends that the Planning
Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING A SITE PLAN REVIEW (PLN-11-0101), THEREBY ALLOWING THE CONSTRUCTION
OF A 2,700 SQUARE FOOT ADDITION TO AN EXISTING 3,800 SQUARE FOOT MEDICAL OFFICE BUILDING LOCATED AT 7862 FIRESTONE BLVD, ZONED C-2 (GENERAL COMMERCIAL). CODE AUTHORITY The applicant
is making their request pursuant to the provisions of Municipal Code Section 9820.04, which requires approval of a Site Plan Review from the Planning Commission prior to constructing
any addition to a commercial building that is greater than 10% of the existing building. The Planning Commission’s authority to consider the requested Site Plan Review is set forth in
Municipal Code Section 9820 (Site Plan Review).
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 2 SITE LOCATION 7862 Firestone Blvd SITE DESCRIPTION A. Subject Property 1. Property Information Site Location:
7862 Firestone Blvd (AIN 6247-001-023) 2. Applicant Information Applicant: Property Owner: Robert Passarelli RLP Construction 13104 Philadelphia St, Ste 202 Whittier, CA 90601 Tom Santos
Downey Surgical Clinic 7862 Firestone Blvd Downey, CA 90241 3. CEQA Determination: Categorical Exemption (Class 3) 4. Noticing Information Applicant Notification: Required Action Date:
August 30, 2011 October 29, 2011
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 3 B. Surrounding Properties North – The north side of the site is bounded by Firestone Blvd. Across Firestone
is a Rite Aid store that is zoned C-2 (General Commercial) and has a General Plan Land Use Designation of General Commercial. South – The south side of the project site is bounded by
the rail road right of way. Across the right-of-way are single family homes that are zoned R-1 (Single-Family Residential) and have a General Plan Land Use Designation of Low Density
Residential. East – Adjacent to the east side of the property is an auto body repair business that is zoned C-2 (General Commercial) and has a General Plan Land Use Designation of General
Commercial. West – The property to the west of the subject site is improved with a vacant commercial building that was formally a retail store and is zoned C-2 (General Commercial) and
has a General Plan Land Use Designation of General Commercial. C. Site Photographs View of Existing Building from Firestone Blvd
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 4 BACKGROUND The subject site is a 24,225 square foot rectangular shaped parcel that is located on the
south side of Firestone Blvd, between Paramount Blvd and Rives Ave. The site is within the General Commercial General Plan Land Use Designation and is zoned C-2 (General Commercial).
The site is currently improved with a 3,800 square medical office building, which is located on the south side of the property, adjacent to Firestone Blvd. Additionally, there is a 25-space
parking lot that is located on the south side of the building. Access to the parking areas is through a porte cochere that covers the driveway. The area to the south of the parking lot
(southerly half of parcel) is currently unimproved. On April 22, 2011, the applicant submitted a Site Plan Review (PLN-11-00101) application, requesting to construct the proposed addition
to the existing building. After a careful review of the application, it was subsequently deemed incomplete do to missing information on the project plans. On August 15, 2011, the applicant
submitted the remainder of the information requested by staff in order to complete the application. Accordingly, staff deemed the application complete on August 30, 2011. On September
8, 2011, notice of the pending application published in the Downey Patriot. Furthermore, the notice was mailed to all property owners within 500’ of the subject site on September 9,
2011. DISCUSSION/ANALYSIS The applicant is proposing to construct a one-story 2,700 square foot addition to the existing building. The addition will be located on the south side of the
building, with the remainder of the site being improved for the parking area. As part of the addition, the applicant will also reface the entire building to give it a Neo-Spanish style
of architecture. The floor plan of the project shows that the entire building will be used for medical office. As currently designed, it appears that the building will house two separate
service providers, but it could easily adjusted for a single use. A summary of the development standards for the sales/office building is as follows: Standard Requirement Existing Proposed
Lot Area 10,000 s.f. 24,225 s.f. 24,225 s.f. Width 100’ 75’ (a) 75’ (a) Depth 100’ 323’ 323’ FAR 1.4 0.16 0.27 Lot Coverage 50% 17.1% 26.8% Height 45’ 15’ 25’ Setbacks Front 15’ 3’-6”
(a) 3’-6” (a) Rear 15’ 216’ 116’ Side (west) 0’ 0’ 33’-6” Side (east) 0’ 0’ 0’ Building Separation 20’ N/A N/A Parking Existing Building 14 spaces 25 spaces N/A Proposed Building 33
spaces N/A 33 spaces (a) = Existing legal non-conformity
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 5 As previously noted in this report, the applicant is proposing the refinish building with Neo-Spanish
style architecture. This entails the use of stucco siding, multiple colors, arches and columns, stacked stone on the columns, trellis awnings above windows and doors, and cornice molding
around the top of the building. To avoid a monotonous appearance, the applicant is proposing multiple points of articulation in the building façade and a varied roof line. The applicant
is proposing to use the following colors on the building: Façades – Mushroom Cap, Brazil Nut, & Brazil Red Cornice Molding – Cleveland Brown, & Crème Brulee Imperial Stacked Stone
– Creede Additionally, the applicant has designed a landscape palette that complements the architecture. This includes the following trees king palms, queen palms, pygmy date palms,
and Japanese maple trees. The trees will be filled with a variety of shrubs and ground covers. It should be noted that in order to meet the Municipal Code requirements the applicant
will plant trees in a variety of sizes ranging from one gallon to 48” box trees. Findings Pursuant to Municipal Code Section 9820.08, there are seven (7) findings that the Planning Commission
must adopt in order to approve the Site Plan Review. A discussion is as follows: 1. 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. The proposed Site Plan Review is to construct an addition to existing building to expand a medical office building. General Plan Policy 5.9.1
states “Support the provision of health care services.” It is staff’s opinion that by allowing the expansion of the medical office building is consistent with this policy. Furthermore,
staff is of the opinion that by allowing the proposed addition the property owner will be able to upgrade the appearance of the entire property, which is consistent with General Plan
Policy 8.2.2, “Promote the upgrading of properties.” For these reasons, staff feels that the proposal is consistent with the goals and polices embodied in the General Plan. 2. The proposed
development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. The subject site is within the C-2 (General Commercial) zone. According
to the Municipal Code, “the C-2 Zone is intended to provide for and encourage the orderly development of general commercial uses, with a wide variety of goods and services, for the residents
of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development.” Inasmuch as,
the proposed medical office building is intended to serve the entire community, rather than the local neighborhood, it is staff’s opinion that the proposal is consistent with the intent
of the C-2 zone. Furthermore, staff is of the opinion that since the proposal meets all of the development standards, it is being proposed in accordance with the objectives of the zone.
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 6 3. 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. As part of the proposed addition the
applicant will change the architectural appearance to the site to have a Neo-Spanish style. Additionally, they will upgrade the on-site landscaping and provide additional parking. These
changes, in staff’s opinion, will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and augments the quality
of the streetscape. 4. 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 existing building and proposed addition are located along the easterly side of the lot, adjacent to the front property line. This allows traffic and pedestrians to enter the site
on the westerly side of the building through a single driveway (a walkway is provided for pedestrians). Parking is to the rear of the building. It is staff’s opinion that this site layout
works best to facilitate vehicle movement while maximizing pedestrian safety. Furthermore, staff believes that the proposed building design enhances the view of the property from the
adjoining right of way. Accordingly, staff believes that 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 have been properly considered in this request. 5. The proposed development will improve the community appearance by preventing extremes
of dissimilarity or monotony in new construction or in alterations of facilities. In reviewing the surrounding sites, staff noted that there is a virtual plethora of architectural styles
in the area. The proposed architecture is a Neo-Spanish style, with the use of stucco siding and stacked stone. While this type of architectural style can be found on other commercial
buildings in the area, it is not considered a standardized style. Staff is of the opinion that the proposed architectural style is neither dissimilar nor monotonous from other buildings
in the area and that this project will upgrade the overall appearance of the site and, in turn, improve the community appearance. 6. 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. As noted
previously in this report, the applicant will upgrade the entire building to the new architectural style. Furthermore, the applicant will improve the remainder of the site
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 7 with parking and increase the amount of landscaping on the property. Staff is of the opinion that the
applicant’s proposal will serve to better the visual characteristics of the area, thereby improving conditions affecting the public health, safety, comfort, and welfare. 7. 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. As part of the recommended resolution for approval, staff is recommending several conditions of approval for this Site Plan Review. This includes the use of graffiti resistant
materials in the construction of the building. With these conditions of approval, staff believes that this finding can be adopted. CORRESPONDENCE As of the date that this report was
printed, staff has not received any correspondence regarding this matter. CONCLUSION Based on the analysis contained within this report, staff is concluding that the proposed addition
is consistent with the goals and intent of the General Plan and Zoning Code. Furthermore, staff is concluding that the style of the building will complement the area and provide a general
upgrade to the aesthetic quality of the area. Finally, as noted above, staff believes that all seven findings required approving a Site Plan Review can be made in a positive manner.
As such, staff is recommending that the Planning Commission approve the Site Plan Review (PLN-11-00101), subject to the recommended conditions of approval. H:\Community Development\Blumenthal\Project
s\Firestone_7862\Staff Report_2011-9-21.doc
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 8 Exhibit ‘A’ – Aerial Photograph Subject Site N
Site Plan Review (PLN-11-00101) – 7862 Firestone Blvd September 21, 2011 -Page 9 Exhibit ‘B’ – Zoning Map N Subject Site