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HomeMy WebLinkAbout2.PLN-12-00092-10226 Lakewood BlvdSTAFF REPORT DATE: OCTOBER 17, 2012 TO: PLANNING COMMISSION FROM: BRIAN T. SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT MARK SELLHEIM, PRINCIPAL PLANNER SUBJECT: Site Plan Review Application to re-adapt the commercial building at 10226 Lakewood Boulevard into a diagnostic imaging and radiology treatment office, zoned General Commercial (C-2). CEQA Staff has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA). Upon completing its review, Staff determined the project is categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32- In- Fill Development Projects). Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and thus are exempt from the requirements of CEQA. RECOMMENDATION: Staff recommends the Planning Commission adopt the following resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING SITE PLAN REVI EW APPLICATION NO. PLN – 12 – 00092, A REQUEST TO RE-ADAPT AND ENLARGE THE COMMERCIAL BUILDING AT 10226 LAKEWOOD BOULEVARD INTO A 11,949 SQUARE FOOT DIAGNOSTIC IMAGING AND RADIOLOGY TREATMENT OFFICE. CODE AUTHORITY A site plan review permit is required in all commercial zones for new structures, additions and site improvements, according to Zoning Ordinance Sections 9314.06(b)(4) and Section 9820. PUBLIC HEARING DATE October 17, 2012 SITE LOCATION 10226 Lakewood Boulevard PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA Centrelake Imaging & Oncology 10226 Lakewood Boulevard I. SITE DESCRIPTION Site Location: 10226 Lakewood Boulevard Applicant: Cottage Development, Inc. Mailing Address: 554 E. San Bernardino Rd., Suite 200 Covina Ca. Authorized Agent: Richard San Luis Mailing Address: 1422 E. Lemon Ave., Bradbury, Ca Applicant Notification: September 10, 2012 Legal Notices Date: October 4, 2012 Required Action Date: April 17, 2013 CEQA Determination: Categorically Exempt, Class 32 Neighboring Zone General Plan Uses Properties: North C-2 General WESCOM Insurance Commercial Services East R-3 and R1-7,500 Medium Density Apartment Complex Residential and and Single-Family Low Density Residences Residential South C-2 Office Multi-Tenant Commercial Building West - C-2 General Neighborhood Commercial Shopping Center West of Lakewood Boulevard II. INTRODUCTION Site Plan Review Application No. PLN – 12 – 00092 is a request by Cottage Development, inc., the applicant, to re-adapt and enlarge the vacant commercial building at 10226 Lakewood Boulevard into a diagnosti c imaging and radiology treatment office, named Centrelake Imaging & Oncology. According to Zoning Ordinance Sections 9820.04 and 9314,06(b)(4), the site plan review procedure applies to new structures, additions and onsite improvements in all zoning districts, except R-1 and R-2. The project site is zoned General Commercial, or C-2. The purpose of the review procedure is to ensure that project features and onsite improvements comply with the provisions of the affected zoning district. The proposed Centrelake Imaging & Oncology facility will provide comprehensive radiology and oncology services, includi ng magnetic resonance imaging (MRI), computed tomography (CT), digital r adiography, digital mammography, nuclear medicine, ultrasound testing and radiation therapy equipment. The office will provide a full range of state-of-the-art radiology and radiation oncology procedures, and it will be the sixth in a network of radiology facilities, with the others located in Ontario, Upland, Pomona, Covina and West Covina. The project is scheduled to be completed in June, 2013, according to the application. The property under consideration is located near the southeast corner of the Lakewood Boulevard/Florence Avenue intersection. It’s on the east side of Lakewood, about 250 feet south of Florence Avenue (third parcel south of Florence Avenue) (see Exhibit 1). October17, 2012 – Page 2 Centrelake Imaging & Oncology 10226 Lakewood Boulevard The property totals 32,278 square feet and it’s a through (double frontage) lot that stretches from Lakewood Boulevard on the west to Vultee Avenue on the east. Its existing improvements consist of an 8,000 square foot commercial building with an associated parking lot and landscape planters. The building is currently vacant and has been empty since 2008. It was last used as a multi-tenant building that housed a mortgage company, a real estate office and an escrow company. The property in terms of land use classifications, is zoned General Commercial (C-2) and it maintains the corresponding General Commercial General Pl an designation (see Exhibits 2 and 3). The rest of the report is organized in the following manner: Section III describes the project site, its existing improvements, and the land uses that occupy the neighboring properties. Also included is a description of the roadways that define the site’s westerly and easterly boundaries: Lakewood Boulevard and Vultee Avenue. Section IV, Project Description, describes the Centrelake Imaging development plan, while Section V evaluates the project’s discretionary request: the Site Plan Review application. Lastly, Section VI provides the findings that Staff developed for the application. III. EXISTING IMPROVEMENTS A. Project Site The project site is oriented in an east/west direction with the front of the building facing Lakewood Boulevard; the site is rectangular in shape and contains about 32,800 square feet, or .75 acres. In terms of dimensions, the property maintains 123 feet of frontage on Lakewood Boulevard and 122 feet along on Vultee Avenue, while the length of its northerly and southerly property lines are 276 feet and 256 feet, respectively. The property’s existing improvements consist of a 2-story, 8,183 square foot building nd that was constructed in 1959. The first floor contains 6,779 square feet, while the 2 totals 1,404 square feet. Other dimensions include the building’s footprint, which measures approximately 62 feet by 110 feet and covers the northwest corner of the site. The building’s front setback, the distance from the front building wall to Lakewood Boulevard property line, ranges from 8 to 14 feet; the northerly building wall straddles the adjacent boundary. Additionally, the building was formerly a bank (Security Pacific Bank) and the property still has the detached canopy that was used to shelter the drive- thru lanes. The applicant, however, wants to raze the canopy to make way for the proposed improvements. Project Site, Lakewood Blvd. Elevation October17, 2012 – Page 3 Centrelake Imaging & Oncology 10226 Lakewood Boulevard B. Bordering Streets Lakewood Boulevard and Vultee Avenue serve as the property’s westerly and easterly boundaries and also provide access to it. Two drive approaches are provided on Vultee, with another on Lakewood Boulevard. Lakewood Boulevard is classified as a Major Ar terial in the General Plan’s Circulation Chapter and Major Arterials are listed after freeways in the chapter’s roadway classification hierarchy system. A Major Arterial, according to the chapter, is designed to provide access to freeways and serve as a through route for traffic crossing the city. Lakewood’s configuration consists of three trav el lanes in each direction, plus a median divider; and the section of Lakewood next to the project site carries about 42,000 vehicles daily. In contrast, Vultee Avenue is classified as a Local Street and contains one lane in each direction. Local streets are designed to provide access to properties that front them and adjacent neighborhoods. Lakewood Blvd. Next to Project Site – North View C. Neighboring Properties Like the project site, properties immediately to the north are zoned C-2 and maintain the corresponding General Commercial General Plan designation. In terms of land uses, an insurance company, WESCOM Insurance Se rvices, occupies the building on the adjacent lot. This property and its building are oriented in the same east - west direction as the project site. This parcel, however, is substantially smaller than the Centrelake property; it measures 13,900 square feet, compared to the affected site’s 32,280 square feet. Another difference between the two is vehicular access: the project site can be accessed from both Lakewood and Vultee, while the WESCOM property can only be accessed from Vultee. The property north of the WESCOM office, the southeast corner of Florence and Lakewood, is occupied by a Union 76 service station that also has bays for auto repair. The other uses occupying the properties between the service station and Vultee Avenue October17, 2012 – Page 4 Centrelake Imaging & Oncology 10226 Lakewood Boulevard include a restaurant (Downey Pizza Company) , a dentist office and a 4-unit apartment complex. Properties east of the project site, east side of Vultee Avenue, support an apartment complex and single-family residences, with Baysinger Avenue separating the two. A two-story, 53-unit apartment complex, with tuck under parking occupies the site north of Baysinger Street; single-family dwellings occupy the properties south of Baysinger. Fittingly, the site with the apartment complex is zoned R-3 (Multiple-Family Residential Zone) and designated Medium Density Residential on the General Plan. Properties supporting the single-family residences are zoned R1-7,500 and designated Low Density Residential. Vultee Avenue, as noted above, is a 60-foot wide local street that consists of a 32-foot wide street and two, 12-foot wide parkways. As Exhibit 1 illustrates, both the single- family homes and apartment complex on the east side of the street are oriented in a north/south manner so the properties’ corner street side yards face the project site and its adjoining commercial properties. The neighboring property south of the project site is occupied by a 1-story, multi-tenant commercial building that is also zoned C-2 and designated General Commercial. As Exhibit 1 shows, the building is L-shaped with the bulk of it covering the front of the lot, while the rest parallels the site’s southerly boundary. The building has been divided into 10 tenant spaces that house a variety of uses; among them include an embroidery store, a restaurant, a retail water store, a hair salon an insurance company office and a real estate office. The parking lot for this building is located behind it and both Lakewood Boulevard and Vultee Avenue provide access to it. Residential uses occupy the properties south of the multi-tenant commercial building. They are zoned R1-7,500 and support single-family residences, except for the first residential property which is zoned R-2. It supports three detached residences, along with detached garages. Vultee provides access to these properties; they front on Vultee Avenue with their rear yards backing up to Lakewood Boulevard. A community-size shopping center occupies the property west of the proposed imaging center, across Lakewood Boulevard. It’s probably best known as the location of a historic McDonald’s drive-up restaurant, the oldest operating McDonald’s restaurant. The shopping center sits on a 3-acre parcel that maintains the same land use classifications as the project site: C-2 zoning and the General Commercial General Plan designation. The center is formally known as Pep Boys Plaza. It consists of a 39,000 square foot building, that’s divided into three tenant spaces, along with the free-standing McDonald’s restaurant, and a 73,000 square foot parking area. Pep Boys occupies the largest of the three spaces, which totals 21,490 square feet. The other two tenants are Farr’s Stationers and a seasonal Halloween store. IV . PROJECT DESCRIPTION A. Facility Operations Site Plan Review No. PLN -12 – 00092 is a development proposal to re-adapt and enlarge a commercial building into a diagnostic imaging and radiology treatment office. It will be known as Centrelake Imaging & Oncology and provide a full range of state-of- the-art radiology and radiation oncology services. Among the services are MRI October17, 2012 – Page 5 Centrelake Imaging & Oncology 10226 Lakewood Boulevard (magnetic resonance imaging), CT (computer ized tomography), digital radiography, digital mammography, nuclear medicine, ultrasound testing and radiation therapy. With respect to its operations, patients will be seen by appointment only and patients’ visits will usually extend longer than the typica l visit to a doctor’s office. Appointments will range from 30 minutes to 1-½ hours. Room size is another difference between the proposed facility and the typical doctor’s office. An imaging facility needs larger rooms to accommodate the diagnostic equipment, plus additional rooms to house the associated electrical equipment. Imaging equipment also needs maintenance rooms and storage areas. To meet the space demand, the facility will have a modern clinical floor plan that includes patient recepti on areas, equipment rooms and administrative space all of which is intended to enhance workflow and operational efficiency (see Exhibit 4). Operating hours at Centrelake Imaging will be Monday through Friday, 8:00 a.m. to 6:00 p.m. and Saturday, 9:00 a.m. to 1:00 p.m. Its radiologists are board-certified by the American Board of Radiology. And the facility is expected to employ up to 14 technical, supportive and administrative staff members. B. Project Improvements Improvements that are planned for the existing building and parking area include the following: Enlarge both the first and second floors; Reconfigure the floor plans; Re-façade the elevations; Reconfigure the parking area and alter onsite circulation; Eliminate a drive approach (Vultee Avenue) and replace it with landscape planters and parking stalls; Add landscape planters and replace the site’s existing plant materials; Demolish a stand-alone canopy that was used by a former tenant; and Add a trash enclosure. Each improvement is discussed in more detail in the following paragraphs: C. Building Expansion The building to date totals 8,184 square feet; the first floor contains 6,779.2 square feet, while the second measures 1,404.8 square feet. According to the development proposal, 3,765 square feet will be added to the building, thereby increasing its size to 11,949 square feet. For the floors, 3,357 square feet will be added to the first and 408 square feet will added to the second. The expansion, as Exhibit 5 illustrates, involves adding the floor area to the back of the building. The footprint of the addition measures 61’ x 62’ and its north and south exterior walls will follow the same alignment as the building’s existing walls. In addition, the project site plan shows the expansion replacing the detached canopy and drive-thru lanes of a former tenant, Security Pacific Bank. D. Architectural Style One aspect of the proposal entails re-facing the building’s dated elevations, which will give it a very contemporary appearance. The proposed elevations are depicted on October17, 2012 – Page 6 Centrelake Imaging & Oncology 10226 Lakewood Boulevard Exhibit 6. Among the design elements the architect employed to achieve the contemporary style include: Incorporating a prominent horizontal roof line with an exaggerated overhang to accent the parapets. Adding a generous number of pilasters and stone veneer columns to create a series of strong vertical elements that will not only embellish the new facades, but balance the horizontal roofline. Highlighting the main entrance (south elevation) by capping it with pyramid- shaped hipped roof, thereby making it the tallest part of the building, and also using roof-high pilasters, a horizontal metal canopy and solar bronze tinted glazing to frame it. Enriched pavers and landscape planters are also used to highlight the entrance. Applying a color palette that will effectively bring out and define the different planes and architectural pop outs that comprise the building’s elevations. The palette features three colors with the body of the building painted light tan, the pilasters painted a mustard color and the metal canopies painted dark brown. Charcoal is the fourth color that will be used and it will be the color of both the stone veneer and the roof’s concrete roof tiles. Introducing symmetry to the building, which will give it a sense of balance. That is, expanding the second floor and adding on to the back of the building will give the south-facing elevation, where the entrances are located, a more symmetrical appearance. The tallest part of the building will be the 2-story portion in middle, while the 1-story sections on each side will serve to balance it. E. Parking Area Improvements In addition to the new facades, the proposal involves upgrading the parking area. This entails adding landscape planters, reconfiguring parking spaces, altering aisle-way circulation and replacing existing plant materials. The site plan for the imaging center shows a total of 42 spaces, compared to the required 40 spaces (Section V discusses the project’s parking requirement in more detail). As noted previously, the project site curr ently has one driveway on Lakewood Boulevard and two on Vultee Avenue. Also, that portion of the parking lot next to the northernmost Vultee driveway has 60-degree angl e parking spaces and vehicle movement is restricted to 1-way travel. The development plan proposes to close this Vultee driveway, replace the 60-degree angle stalls with 90-degree angle spaces and provide a 2-way drive aisle. Incidentally, with the driveway closure and ot her onsite modifications, all parking lot drive aisles will provide 2-way travel. In addition, the other two driveways will be directly aligned with each other, via a 25-foot drive aisle (see Exhibit 5). In accessing the site, it’s worth noting that vehicles using its Lakewood driveway are restricted to right-turns-in and right-turns-out, due to Lakewood’s raised median. On the other hand, the driveway on Vultee does not have any limitations in regards to ingress and egress. However, vehicles exiting the project site onto Vultee are expected to gravitate north to Florence Avenue due to its proximity, plus the fact that Florence October17, 2012 – Page 7 Centrelake Imaging & Oncology 10226 Lakewood Boulevard provides direct access to both the I-605 (San Gabriel River) and I-5 (Santa Ana) freeways. Also, the City’s Traffic Engineer evaluated the project’s potential offsite traffic impacts and concluded it would not result in any significant effects. Another modification to the parking area is the addition of nine (9) parallel parking stalls along the southerly property line. A trash enclosure will also be added in this area; the site currently lacks an enclosure. Project implementation will also result in the development of more landscaping than the zoning ordinance requires. The project site plan indicates that approximately 3,746 square feet of landscaping will be provided, whereas 3,228 square feet is the minimum requirement. Zoning Ordinance Section 9314.06(b)(3) stipulates that 10% of a commercial site shall be devoted to landscaping. To increase the amount of landscaping, the applicant is adding planters along the northerly property line, along the rear property line (where the driveway is bei ng removed), the length of the front of the building (southerly elevation) and along the back of the building. Several planter islands are also being added to the ends of the parking aisles, as required by code. Finally, the applicant proposes to replace the site’s existing plant materials. V. ANALYSIS The applicant is seeking approval of Site Plan Review Application No. PLN – 12 – 00092. According to Zoning Ordinance Sections 9820.2 and 9820.4, the site plan review procedure applies to new structures and new site improvements. And the intent of the procedure is twofold: 1) verify the activity that is accompanying the development plan complies with the use requirements of the affected zoning district, and 2) confirm that project features comply with that district’s development standards. The following paragraphs discuss Centrelake Imaging & Oncology as an activity that is permitted by right; also summarized is the parking impact analysis that was prepared for the project. Next, is a discussion about the project’s development features and site characteristics, relative to the development standards of the C-2 zone. Subsequent to that is a discussion about project’s architectural style. A. Permitted Use Planning staff classified the Centrelake Imaging & Oncology facility as a professional office (not a medical office) and professional offices are permitted by right in the C-2 zone. We classified it as such because the proposed activity falls within the definition of a professional office, as defined in the Zoning Ordinance. The ordinance defines a professional office as: “offices or firms or organizations providing professional, executive, management or administrative services, such as accounting, architectural, engineering.” The definition also includes the word laboratory, which is used in the context of supporting the service that the office is pr oviding. Centrelake Imaging will provide a professional service: diagnosing patients th rough the use of radiology equipment; the results are forwarded to the patient’s physician, who in turn prepares a treatment plan. In addition, the word laboratory is oftentimes used to describe an imaging facility. October17, 2012 – Page 8 Centrelake Imaging & Oncology 10226 Lakewood Boulevard A medical office by contrast is where a physician, or medical practitioner practices medicine, according to the Zoning Ordinance. Characteristics that set the proposed use apart from the conventional medical office are the following: It provides comprehensive radiology services; It needs larger rooms for the various types of imaging equipment. It also needs multiple electrical and equipment maintenance rooms, numerous storage areas, and other ancillary spaces to function efficiently; Patient visits are generally longer compared to general medical office visits; and Not all of the imaging equipment rooms will be used simultaneously and some will not be used throughout the business day. Given these characteristics, the parking needs of the project are unique and expected to be less than the demands of a general medical office. B. Parking Impact Study As a professional office, staff used the parking standard for that use to calculate the project’s parking requirement: 1 space per 300 square feet. With that standard, Centrelake imaging facility is required to provide a minimum of 40 parking spaces (11,949 square feet -- building size -- divided by 300 square feet = 39.83 spaces, or 40 by rounding up to the next whole number). The project’s site plan shows 42 spaces. Also, because of the project’s unique characteristics, City Staff initiated the preparation of a parking impact study to ensure sufficient onsite parking is available to meet demand. The applicant, Cottage Development, Inc., contracted with Kunzman Associates, Inc., a transportation engineering firm based in Orange, to prepare the study. The City’s Traffic Engineer was also involved in the analysis: he developed the scope of work that the transportation firm followed in preparing the study. The Traffic Engineer also reviewed the study upon completion and concurred with its findings (a copy of the study is attached). In short, the parking study concluded that the project’s 42 parking spaces will provide sufficient onsite parking for the proposed land use. Kunzman Associates calculated that peak parking demand for the imaging facility will be slightly less than 42 spaces. To arrive at that estimate, the study calculated that the average peak parking rate for the imaging facility would be 3.49 spaces per 1,000 square feet (11,949 square feet divided by 1,000 square feet = 11.9) (11.9 x 3.49 spaces equals 41.5 spaces). To determine the average peak parking rate, the consultant conducted parking counts at two of Centrelake’s existing imaging facilities. That is, the project’s anticipated parking demand was based on operations at Centrelake’s existing facilities, which is a common industry practice. The consultant conducted parking counts from 8:00 a.m. to 4:00 p.m. at the Centrelake facilities in Ontario and Pomona on June 27 and 28, respectively. Counts were not carried out at Centrelake’s other two offices because they occupy multi- tenant buildings with shared parking, which makes it difficult to assess that particular use. The facilities in Ontario and Pomona occupy single-tenant buildings. According to the survey, peak parking time at the Ontario facility was from 10:30 a.m. to 11:00 a.m. and 54% of the parking spaces were occupied. Peak time at the Pomona facility was between 11:30 a.m. and 12:00 noon, and 86% of the spaces were filled. October17, 2012 – Page 9 Centrelake Imaging & Oncology 10226 Lakewood Boulevard In addition to collecting data at the two existing facilities, the parking study also included data from the parking assessment that was prepared for a Centrelake imaging facility that’s under construction in West Covina. The City of West Covina required the assessment as part of the facility’s approval process. The engineering firm KOA prepared the study and it specializes in traffic engineering and transportation planning (a copy of the assessment is attached to the parking study). The KOA assessment estimated the peak parking rate for the project at 3.23 spaces for every 1,000 square feet of building space. As stated above, the “average” peak parking rate for the three facilities is 3.49 spaces per 1,000 square feet. The study concluded that the project’s 42 parking spaces will be sufficient to accommodate parking demand. Interestingly, the study’s finding is nearly in line with the City’s parking requirement for the project. Also worth noting is a factor that has the effect of skewing the project’s projected peak parking demand upwards. Specifically, the Centrelake offices in Ontario and Pomona will have more employees per square foot than the proposed facility because they conduct different administrative functions. So assuming the number of patients per square foot is the same, the average parking occupancy per 1,000 square feet is skewed upwards because of the additional employees at these sites. Therefore, it will likely generate less parking demand than the projected 42 spaces. C. Development Standards Another obligation of the site plan review pr ocess is to examine the project’s building and site characteristics in relation to the development standards of the affected zoning district. Among the development standards that were evaluated here include, building setbacks, floor area ratio, building coverage, building height, landscaping and parking. Table 1 provides a comparison of the project’s development features and site characteristics to the development standards of the C-2 zone. TABLE 1 – DEVELOPMENT STANDARDS Development Standards C-2 Zone Centrelake Imaging Building Setbacks Front – 15’ (Minimum) 8’ to 14’ (Existing Setback) Side – No Requirement 0/60’ (Existing) Rear – 15’ (Minimum) 90’ (Proposed) Floor Area Ratio 1.4 FAR (Maximum) .37 FAR Building Coverage 50 % (Maximum) 31% Building Height 45’ (Maximum) 29.5’ Landscaping 3,228 sq. ft. (At Least 10% 3,746 sq ft of the Site) Parking 40 Spaces (Minimum) 42 spaces As the table indicates, the project’s features comply with the standards, except the front building setback. This setback, however, is not an issue because it already exists and project development won’t modify it. Rather , the proposal involves adding floor area to the back of the building; the resultant rear setback is 90’, which exceeds the 15’ minimum requirement. The amount of landscaping proposed is another feature that exceeds the minimum requirement; the applicant will provide 500 square feet more than the minimum requirement. October17, 2012 – Page 10 Centrelake Imaging & Oncology 10226 Lakewood Boulevard Another development standard the project will adhere to involves its exterior lighting. For light standards in the parking areas, no light over 5 feet in height is permitted within twenty (20) feet of a public right-of-way, which in this case are the property’s Vultee and Lakewood boundaries. Additionally, parking lot lighting shall be low level lighting and designed to eliminate spillover to the street by shielding and directing it. D. Architectural Style Section IV you’ll recall briefly describes the project’s architectural features. The following section carries the discussion a step farther by recommending a few modifications to the building’s proposed design. Staff believes the changes are warranted for the reasons expressed below. Ultimately, these recommendations are incorporated as conditions of approval in the project’s resolution. South-Facing Elevation. Add a pilaster against the west side of the stone veneer column located at the west end of the elevation. Next, re-position the stone column, along with the pilasters framing it, a few feet to the west so the new pilaster is flush with the end of the building. Adding a pilaster and moving the element will balance the elevation with the pilaster that’s at the east end of the south elevation. Lastly, moving the stone column will result in the need for a fifth window. South-Facing Elevation . The elevation sheet shows a row of three upper story windows. Staff suggests modifying them so they are the same size; doing so will give these elements a better sense of rhythm, or repetition. East-Facing Elevation . Extend the metal fascias northwards so they cover both the lower and upper parapets; leaving them as shown gives the elevation an incomplete and out of balance appearance. East-Facing Elevation . Apply stone veneer over the concrete block column at the north end of the elevation. Covering it with veneer will balance the elevation with the stone column at the south end. Moreover, the concrete column is out of place since it is the only place visible where this material is used. In closing, staff suggests that the development proposal, especially the architectural style that’s planned for the building, will not only enhance the site, but also benefit the neighboring properties. Namely, the proposal is an attractive project that represents a marked improvement over the site’s existing condition; moreover, Centrelake Imaging & Oncology will be a viable addition to the community. VI. FINDINGS – SITE PLAN REVIEW Section 9820.08 of the Downey Municipal Code stipulates that the Planning Commission shall make the following findings in approving or conditionally approving an application for Site Plan Review. 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. Developing the imaging and radiology diagnostic facility will result in the implementation of a host of General Plan goals, policies and programs. Specific General Plan provisions are the following: 1) The Site Plan Review application involves re-adapting and enlarging a commercial building into a diagnostic imaging and oncology office. Doing so will implement Program 1.1.3.1: October17, 2012 – Page 11 Centrelake Imaging & Oncology 10226 Lakewood Boulevard “ Encourage land uses that generate jobs; ” the diagnostic facility will employ 14 staff members. 2) It will also implement Program 1.3.1.5: “Encourage land uses consistent with the area’s designation as properties recycle .” The proposed use is permitted by right, according to the property’s C-2 zoning classification. 3) Another General Plan provision is Goal 8.1: “ Promote quality design for new, expanded, and remodeled construction. ” Project implementation consists of transforming a dated commercial building, constructed in the late1950s, into an attractive structure featuring a contemporary architectural style. 4) Approving the application will also implement Goal 8.2: “ Maintain and enhance the appearance of properties .” The project site has been vacant for several years; project implementation will transform it into a functioning property by re-facading and enlarging the building in order to accommodate the diagnostic imaging office. Implementation also includes re-constructing the parking area, adding landscape planters and replacing the existing plant materials. 5) Project approval will also carry out Policy 8.3.1: “ Enhance the views of property from public streets to exhibit a positive image . ” Project implementation will enhance the view of the property for drivers passing by on Lakew ood Boulevard and Vultee Avenue. The impact on Lakewood Boulevard traffic cannot be understated, given that it carries slightly more than 40,000 vehicles daily. 6) Project implementation will also carry out Policy 9.1: “ Attract and retain businesses .” Project approval will result in the establishment of a new business in Downey, Centrelake Imaging & Oncology, that is part of a network of diagnostic imaging facilities located in the eastern San Gabriel Valley and Inland Empire. Lastl y, project development will implement Program 9.1.1.5, which states: “ Continue the revitalization of commercial and industrial corridors .” As previously noted, the site plan review application consists of redeveloping a commercial building at 10226 Lakewood Boulevard; and Lakewood is a major north-south commercial transportation corridor. 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. As noted previously, the application and accom panying project encompasses a 32,800 square foot property that involves the redevelopment of 11,949 square foot building for the purpose of housing a diagnostic imaging and oncology office. The project site is zoned General Commercial (C-2) and the intended use is “permitted by right”, according to this z oning classification. A diagnostic office is grouped under the category of professional offices because it provides a service and professional offices are listed as a permitted use. In addition, the redeveloped building’s development features , as well as the site improvements comply with the prescribed development standards in the C-2 zone. 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 . Contemporary is the design that best describes the architectural style that will be applied to project building. Renderings of the project show an attractive structure because of factors such as: the proposed design elements, the emphasis on façade articulation, the use of a variety of building materials and the proposed color palette. As such, the development proposal will markedly upgrade the character of the site. The intended site plan will also enhance the property by improv ing onsite circulation and adding slightly more than 500 square feet of landscaping. Implementing the plan also involves the elimination of a conflicting drive appr oach and modifying drive aisles so all October17, 2012 – Page 12 Centrelake Imaging & Oncology 10226 Lakewood Boulevard the aisles are designed for 2-way traffic, instead of a conflicting mix of 1- and 2- way traffic. Project implementation is expected to have a similar effect on neighboring commercial properties. The project with its attractive features will have a positive effect on neighboring properties, plus its design will not interfere with their activities. D. 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 project site fronts on Lakewood Boulevard, a major arterial, and Vultee Avenue, a local street. The front of the building faces Lakewood, while its parking area stretches from Lakewood to Vultee and covers the southerly portion of the site along with the rear. According to project renderings, the building is handsome and therefore should have a positive effect on passing vehicular and pedestrian traffic. Moreover, project landscaping represents a marked change from existing conditions and it too should have a positive effect on vehicular and pedestrian traffic. In addition, the building, its parking area and drive approaches are well positioned so they’ll work well together. E. That the proposed development will im prove the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities . Project development will enhance the appearance of the project environs. As a consequence, it will have a positive effect on neighboring improvements. Moreover, its architectural style does not represent a dramatic departure from the style employed by buildings that make up the surrounding built environment. Still the design is unique, compared to neighboring improvements because it’s new and embodies today’s architectural style. F. 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 . Implementing the proposal should have a positive effect people that occupy the neighboring properties through the transformation of an inactive site with an empty building into a vibrant and functioning professional office. The applicant, Centrelake Imaging & Oncology, wants to occupy the building, which has been vacant for the last four years. Implementing the project will upgrade the site and improve its appearance for those who come into contact with it; namely, people who pass it when they drive by on Lake wood Boulevard, and for those who live on the east side of Vultee Avenue. G. 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 . The conditions of approval for Site Plan Review No. PLN – 00092 will include a condition stating the development’s site plan and design features will incorporate graffiti-resistant materials. October17, 2012 – Page 13 Centrelake Imaging & Oncology 10226 Lakewood Boulevard . . October17, 2012 – Page 14 RESOLUTION NO. 12- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING SITE PLAN REVI EW APPLICATION NO. PLN-12- 00092, A REQUEST TO RE-ADAPT AND ENLARGE THE COMMERCIAL BUILDING AT 10226 LAKEWOOD BOULEVARD INTO A 11,949 SQUARE FOOT DIAGNOSTIC IMAGING AND RADIOLOGY TREATMENT OFFICE. 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 Mr. Richard San Luis (i.e., authorized representative) on behalf of Cottage Development, Inc. (i.e., applicant) petitioning approval of Site Plan Review No. PLN-12-00092, a request to re-adapt and enlarge the commercial building at 10226 Lakewood Boulevard into 11, 949 square foot diagnostic imaging and radiology treatment office, named Centrelake Imaging & Oncology. B. The project site is zoned General Commercial, C-2, and maintains the corresponding General Commercial General Plan category on the General Plan land use diagram. C. The Los Angeles County Tax Assessor’ s Office identifies the property under consideration, 10226 Lakewood Boulevard, as 6285-002-022. D. On September 10, 2012, the Planning Division Staff deemed the subject application, PLN-12-00092 complete and notified the applicant that the Planning Commission would consider the application at a public hearing on October 17, 2012. E. The Planning Commission held a duly-noticed public hearing on October 17, 2012, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearing, adopted Resolution No. 12 ____, approving Site Plan Review No. PLN-12-00092. SECTION 2 . Having considered all of the oral and written evidence presented to it at said public hearing, the Planning Commission further finds, determines and declares that: 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. Developing the imaging and radiology diagnostic facility will result in the implementation of a host of General Plan goals, policies and programs. Specific General Plan provisions are the following: 1) The Site Plan Review application involves re-adapting and enlarging a commercial building into a diagnostic imaging and oncology office. Doing so will implement Program 1.1.3.1: “ Encourage land uses that generate jobs; ” the diagnostic facility will employ 14 staff members. 2) It will also implement Program 1.3.1.5: “Encourage land uses consistent with the area’s designation as properties recycle .” The proposed use is permitted by right, according to the property’s C-2 zoning classification. 3) Another General Plan provision is Goal 8.1: “ Promote quality design for new, Resolution No. 12 - Planning Commission expanded, and remodeled construction. ” Project implementation consists of transforming a dated commercial building, constructed in the late1950s, into an attractive structure featuring a contemporary architectural style. 4) Approving the application will also implement Goal 8.2: “ Maintain and enhance the appearance of properties .” The project site has been vacant for several years; project implementation will transform it into a functioning property by re-facading and enlarging the building in order to accommodate the diagnostic imaging office. Implementation also includes re-constructing the parking area, adding landscape planters and replacing the existing plant materials. 5) Project approval will also carry out Policy 8.3.1: “ Enhance the views of property from public streets to exhibit a positive image .” Project implementation will enhance the view of the property for drivers passing by on Lakewood Boulevard and Vultee Avenue. The impact on Lakewood Boulevard traffic cannot be understated, given that it carries slightly more than 40,000 vehicles daily. 6) Project implementation will also carry out Policy 9.1: “ Attract and retain businesses .” Project approval will result in the establishment of a new business in Downey, Centrelake Imaging & Oncology, that is part of a network of diagnostic imaging facilities located in the eastern San Gabriel Valley and Inland Empire. Lastl y, project development will implement Program 9.1.1.5, which states: “ Continue the revitalization of commercial and industrial corridors .” As previously noted, the site plan review application consists of redeveloping a commercial building at 10226 Lakewood Boulevard; and Lakewood is a major north-south commercial transportation corridor. 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 . As noted previously, the applicati on and accompanying project encompasses a 32,800 square foot property that involves the redevelopment of 11,949 square foot building for the purpose of housing a diagnostic imaging and oncology office. The project site is zoned General Commercial (C-2) and the intended use is “permitted by right”, according to this z oning classification. A diagnostic office is grouped under the category of professional offices because it provides a service and professional offices are listed as a permitted use. In addition, the redeveloped building’s development features , as well as the site improvements comply with the prescribed development standards in the C-2 zone. 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 . Contemporary is the design that best describes the architectural style that will be applied to project building. Renderings of the project show an attractive structure because of factors such as: the proposed design elements, the emphasis on façade articulation, the use of a variety of building materials and the proposed color palette. As such, the development proposal will markedly upgrade the character of the site. The intended site plan will also enhance the property by improv ing onsite circulation and adding slightly more than 500 square feet of landscaping. Implementing the plan also involves the elimination of a conflicting drive appr oach and modifying drive aisles so all the aisles are designed for 2-way traffic, instead of a conflicting mix of 1- and 2- way traffic. Project implementation is expected to have a similar effect on neighboring commercial properties. The project with its attractive features will PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 2 Resolution No. 12 - Planning Commission have a positive effect on neighboring properties, plus its design will not interfere with their activities. D. 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 project site fronts on Lakewood Boulevard, a major arterial, and Vultee Avenue, a local street. The front of the building faces Lakewood, while its parking area stretches from Lakewood to Vultee and covers the southerly portion of the site along with the rear. According to project renderings, the building is handsome and therefore should have a positive effect on passi ng vehicular and pedestrian traffic. Moreover, the project’s landscaping represents a marked change from existing conditions and it too should have a positive effect on vehicular and pedestrian traffic. In addition, the building, its parking area and drive approaches are well positioned so they’ll work well together. E That the proposed development will im prove the commun ity appearance by preventing extremes of dissimilarity or monot ony in new construction or in alterations of facilities . Project development will enhance the appearance of the project environs. As a consequence, it will have a positive effect on neighboring improvements. Moreover, its architectural style does not represent a dramatic departure from the style employed by buildings that make up the surrounding built environment. Still the design is unique, compared to neighboring improvements because it’s new and embodies today’s architectural style. F. 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 . Implementing the proposal should have a positive effect on people that occupy the neighboring properties through the transformation of an inactive site with an empty building into a vibrant and functioning professional office. The applicant, Centrelake Imaging & Oncology, wants to occupy the building, which has been vacant for the last four years. Implementing the project will upgrade the site and improve its appearance for those who come into contact with it; namely, people who pass it when they drive by on La kewood Boulevard and Vultee Avenue, and for those who live on the east side of Vultee. G. 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 . The conditions of approval for Site Plan Review No. PLN – 00092 will include a condition stating the development’s site plan and design features will incorporate graffiti-resistant materials. H. That the environmental impact of the proposed application has been reviewed and determined to be exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to CEQA Guideline Section 15332 (Class 32 -- In - Fill Development Projects), in that the project satisfies the conditions of this section. PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 3 Resolution No. 12 - Planning Commission SECTION 3 . Based upon the findings set forth in Sections 1 and 2 of this resolution, the Planning Commission hereby approves Site Plan Review No. PLN-12-00092, subject to the Conditions of Approval attached hereto as Exhibit A . SECTION 4 . The Secretary shall certify the adoption of this Resolution. th PASSED , APPROVED AND ADOPTED this 17 day of October, 2012. Michael Murray, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the th Planning Commission of the City of Downey at a regular meeting thereof held on the 17 day of October, 2012 by the following vote, to wit: AYES; COMMISSIONERS: ABSENT: COMMISSIONERS: NOES: COMMISSIONERS: Theresa Donahue, Secretary City Planning Commission PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 4 Resolution No. 12 - Planning Commission EXHIBIT A---Conditions of Approval Site Plan Review Application No. PLN-12-00092 Planning Division 1. Site Plan Review No. PLN-12-00092 is an application to remodel (interior and exterior) and enlarge the building at 10226 Lakewood Boulevard from 8,814 square feet to 11,949 square feet with 42 parking spaces in order to house an imaging and oncology office (Centrelake Imaging & Oncol ogy). Deviations or exceptions from the plans shall not be permitted without the approval of the City Planning Commission. 2. The Planning Commission shall retain jurisdiction to amend or add conditions with a public notice and public hearing to assure compatibility with the purpose and intent of the Comprehensive Zoning Ordinance and to protect public health, safety and welfare. 3. All conditions of Site Plan Review No. PLN-12-00092 shall be complied with before this site plan review application becomes valid, unless otherwise noted. 4. If City approval is contingent upon any changes to the application’s plans as submitted, the Applicant shall submit three (3) copies of the revised plans, incorporating all approved amendments, overlays, modifications, etc. to the Planning Division prior to the issuance of building permits. 5. All developments in excess of $500,000.00 valuation that involve the construction or reconstruction of light industrial or commercial uses shall be subject to the Public Arts Program. The Applicant shall either install public art on his property or pay a cash payment, not to exceed one hundred and fifty thousand dollars ($150,000..00), equal to the public arts fee in accordance with the City of Downey Manual for Art in Public Places. 6. The Applicant shall incorporate anti-graffiti elements into the building’s design, such as non-porous coatings on exterior wall surfaces, plant materials, and anti- graffiti film on windows, subject to the approval of the City Planner. 7. Before securing signs to the exterior of the building, the Applicant shall obtain the appropriate permits from the Planning and Building & Safety Divisions. 8. The applicant agrees to indemnify and hold harmless, at applicant’s expense, City and City agents, officers and employees from and against any claim, action, or proceeding commenced within the time period in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of the this resolution, to challenge the determination made by the City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity or any condition attached hereto. City shall promptly notify applicant of any such claim, action or proceedings to which City receives notice and City will cooperate fully with applicant in defense thereof. Applicant shall reimburse the City for any court costs and attorney’s fees that the City may be required to pay as a result of any such claim, action or proceeding, but such participation shall not relieve the Applicant of the obligations of this condition. PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 5 Resolution No. 12 - Planning Commission 9. The applicant shall make the following revisions to the building’s elevations: a. South-facing elevation: place a pilaster against the west side of the stone veneer column that’s located at the west end of the south-facing elevation; move the column, along with the pilasters framing it to the west edge of the building. b. South-facing elevation: add a fifth widow to the row of windows. c. South-facing elevation: modify the th ree second-story windows so they are the same size. d. East-facing elevation: extend the metal fascias so they cover both the upper and lower parapets. e. East-facing elevation: apply stone veneer over the concrete block column at the corner of the building. Public Works Department 10. The owner/applicant shall install one (1) 5800-lumen high-pressure sodium street light with full-cutoff fixture optics to the existing wood pole, located near the intersection of Vultee Avenue and Baysinger Street. 11. 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. Miscellaneous conditions: The owner/applicant shall submit an engineered drainage plan and/or hydraulic Ü calculations for the site (prepared and sealed by a registered civil engineer in the State of California) for approval by the Engineering Division and Building and Safety Division. All lot(s) shall not have less than one (1%) percent gradient on any asphalt or non-paved surface, or less than one quarter (1/4%) percent gradient on any concrete surface. Provide the following information on plans: topographic site information, including elevations, dimensions/location of existing/proposed public improvements adjacent to project (i.e. street, sidewalk, parkway and driveway widths, parkway drains, pedestrian ramps); the width and location of all existing and proposed easements (existing Edison vault and proposed electrical transformer), the dimensions and location of proposed dedications; existing and proposed underground utility connections; the location, depth and dimensions of potable water, reclaimed water and sanitary sewer lines; chemical and hazardous material storage, if any, including containment provisions; and the type of existing use, in cluding the gross square footage of the building, and its disposition. Û The owner/applicant shall reconstruct any broken, uneven, or sub-standard curb, shall be gutter, sidewalk, driveway, disabled ramps and pavement, and replaced to the satisfaction of the Public Works Department. Contact the Public Works Inspection Office at (562) 904-7110 to have these areas identified just prior to initiating a drainage plan. The owner/applicant shall obtain all necessary plan approvals and permits and Ú 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. PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 6 Resolution No. 12 - Planning Commission All unused driveways shall be removed and reconstructed with full-height Ù curb, gutter and sidewalk. The owner/applicant shall comply with the National Pollutant Discharge Ø Elimination System (NPDES) requirem ents of the Federal Clean Water Act; the General Construction Activities Stormwater Permit (GCASP) of the State Water Resources Control Board; the Standard Urban Stormwater Mitigation Plan (SUSMP); and Ordinance 1142 of the Downey Municipal Code (DMC). Furthermore, the owner/applicant shall provide a design that conveys all onsite drainage over a vegetative swale a minimum distance of 20 feet and retain the first 0.75 inches of drainage onsite using either surface detention basins or below grade facilities with flow in excess of the first 0.75 inches allowed to overflow by underground drains to an existing Los Angeles County Public Works storm drain Mitigation Plan (SUSMP) and Municipal Separate Storm Water System; and is 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). f. The owner/applicant shall provide that all construction graffiti created as part of this project in the public right of way to be removed. g. The owner/applicant shall grant easements in the name of the City shall include: Vehicular easements Utility easements Additional comments: Access to building is not ADA compatible. Utilities Division 12. 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. 13 The owner/applicant shall install all utilities underground. 14. The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box. 15. The owner/applicant shall furnish and install a (min. 1-inch) dedicated water service line, meter, and meter box for the landscaping irrigation system. 16. The owner/applicant shall furnish and install backflow device(s) in accordance with the Department of Public Works and the State and County Department of Health Services requirements. 17. The owner/applicant shall confirm availab ility of adequate fire flow and pressure in accordance with the Department of Public Works and Downey Fire Department requirements. 18. The owner/applicant shall furnish and install the public potable water improvements, including extension and/ or replacement of existing mains and PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 7 Resolution No. 12 - Planning Commission associated facilities, necessary to provide adequate fire flow and pressure to the site. 19. The owner/applicant shall furnish and install fire hydrant(s) and dedicated fire protection lateral(s) including backflow devices, fire department connections and other appurtenances as required by the Department of Public Works and the Downey Fire Department. Such im provements may include removal and/or replacement of existing fire hydrants, laterals, backflow devices, and associated facilities with new facilities to current Downey standards and materials. Backflow devices, fire department connections, and associated appurtenances are to be located on private property and shall be readily accessible for emergency and inspection purposes. Backflow devices shall be screened from street view by providing sufficient landscaping to hide them. 20. The owner/applicant shall provide and reco rd utility easement(s) for access to, and inspection and maintenance of, public water lines, meters and appurtenances, and backflow devices. 21. The owner/applicant shall furnish and install sanitary sewer lateral(s) and associated facilities within the public right-of-way in accordance with the requirements of the Department of Public Works. 22. The owner/applicant shall identify the point(s) of connection for the sanitary sewer lateral(s) and confirm that sufficient capacity exists in the publicly owned facilities in conformance with the requirements of the Department of Public Works and the County Sanitation Districts of Los Angeles County (CSDLAC). 23. The owner/applicant is responsible for coordinating the payment(s) to the City and . CSDLAC for all sanitary sewer connection and capacity charges The owner/applicant shall provide impr ovement plan mylars, record drawing 24. mylars, and record drawing digi tal (AutoCAD – latest edition) files in accordance with the requirements of the Department of Public Works that have been signed by a civil engineer licensed in the State of California. Final approval of new utilities shall be dependent upon submittal and approval of record drawing mylars and scanned, uncompressed TIFF images of record drawings on a CD/DVD-ROM media per City’s GIS Requirements. 25. Utility plans shall be submitted to and approved by the Department of Public Works prior to the issuance of the building permit. Building & Safety Division 26. A separate sewer shall be constructed to the building to the standards of the City Engineering and Building & Safety Divisions or a sewer covenant shall be recorded with the Los Angeles County Recorder, and a copy filed with the City Planning Division. 27. All electrical and telephone utilities shall be installed underground or at the rear lot lines to the standards of the City Engineering and Building & Safety Divisions. PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 8 Resolution No. 12 - Planning Commission 28. Obtain all necessary plan approvals and permits. Fire Department 29. Existing building(s) over three thousand six hundred (3,600) square feet shall be provided with an approved Automatic Fire Exti nguishing System throughout, when alterations and/or additions to such building(s) done during a three-year period exceed twenty-five percent (25%) of the value of said building(s). DMC 3317. 30. Existing building(s) over three thousand six hundred (3,600) square feet shall be equipped with an approved Automatic Fire Alarm and Detection System throughout, when alterations and/or additions to such building(s) done during a three year period exceed twenty-five percent (25%) of the value of said building(s) current valuation, as determined by the Building Official or Fire Chief. DMC 3316 31. Any person who, during the calendar year, for the first time becomes a user or handler of any hazardous material, must submit a completed disclosure form to the Fire Department within thirty (30) days of becoming a user or handler. Thereafter, said person shall comply with the provisions of subsection (a) of this section. DMC 3404. 32. When required by the Fire Chief, any person submitting a disclosure form may be required to install an approved key box for emergency utilization of MSDS and access keys for use by emergency responders. The location of the required key box shall be approved by the Fire Chief. DMC 3409. PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 9 Resolution No. 12 - Planning Commission Attachment A Storm Water Pollution Control Requirements for Construction Activities Minimum Water Quality Protection Requirements for All Development Construction Projects/Certification Statement The following is intended as an attachment for construction and grading plans and represent the minimum standards of good housekeeping which must be implemented on all construction sites regardless of size. Eroded sediments and other pollutants must be retained on site and may not be transported from the site via sheetflow, swales, area drains, natural drainage courses or wind. Stockpiles of earth and other construction related materials must be protected from being transported from the site by the forces of wind or water. Fuels, oils, solvents and other toxic materials must be stored in accordance with their listing and are not to contaminate the soil and surface waters. All approved storage containers are to be protected from the weather. Spills must be cleaned up immediately and disposed of in a proper manner. Spills may not be washed into the drainage system. Non-storm water runoff from equipment and vehicle washing and any other activity shall be contained at the project site. Excess or waste concrete may not be washed into the public way or any other drainage system. Provisions shall be made to retain concrete wastes on site until they can be disposed of as solid waste. Trash and construction related solid wastes must be deposited into a covered receptacle to prevent contamination of rainwater and dispersal by wind. Sediments and other materials may not be trac ked from the site by vehicle traffic. The construction entrance roadways must be stabilized so as to inhibit sediments from being deposited into the public way. Accidental depositions must be swept up immediately and may not be washed down by rain or other means. Any slopes with disturbed soils or denuded of vegetation must be stabilized so as to inhibit erosion by wind and water. Other _____________________________________________________________ _____________________________________________________________ As the project owner or authorized agent of the owner, I have read and understand the requirements listed above, necessary to control storm water pollution from sediments, erosion, and construction materials, and I certify that I will comply with these requirements. Project Name: _________________________________________________________ Project Address: _______________________________________________________ Print Name ______________________________________ (Owner or authorized agent of the owner) Signature _____________________________________ Date __________________ (Owner or authorized agent of the owner) PLN-12-00092 Site Plan Review – Cottage Development, Inc. Page 10