HomeMy WebLinkAbout1. PLN-12-00285 - 12147-12157 LakewoodSTAFF REPORT
DATE:
MARCH 20, 2013
TO:
PLANNING COMMISSION
FROM:
BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT
WILLIAM E. DAVIS, CITY PLANNER
SUBJECT: PLN-12-00285 (CONDITIONAL USE PER MIT, LOT MERGER, AND SITE PLAN
REVIEW) – REGARDING A REQUEST TO EXPAND THE SWAMI NARAYAN
TEMPLE
REPORT SUMMARY
The Applicant seeks the Planning Commission’s approval of PLN-12-00285 to facilitate the
construction of a 9,653 square foot, three- story building addition to the Swami Narayan
Temple, 65 off-street parking spaces including 39 spaces in a subterranean parking garage,
and landscaping. The project requires site plan review, a conditional use permit, and a lot
merger. Staff recommends that the Planning Commission adopt the following resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING PLN-12-00285 REGARDING A CONDITIONAL USE
PERMIT, A REQUEST TO MERGE TWO (2) LOTS INTO ONE (1) LOT, AND
THE ARCHITECTURAL DESIGN, EXTERIOR BUILDING MATERIALS, OFF-
STREET PARKING, AND LANDSCAPING NECESSARY TO FACILITATE
THE EXPANSION OF THE SWAMI NARAYAN TEMPLE ON PROPERTY
LOCATED AT 12147-12157 LAKEWOOD BOULEVARD AND ZONED C-2
(GENERAL COMMERCIAL)
BACKGROUND
Shree Swaminarayan Satang Mandal of California is a Hindu temple located at 12147
Lakewood Boulevard in Downey. They also own the adjacent parcel to the south, 12157
Lakewood Boulevard. For several years, the Temple and the Downey Planning Commission
have been involved with several land use decisions affecting these sites. On March 6, 1996,
the Planning Commission approved Conditional Use Permit No. 96-11, and on June 26,
1996, the Design Review Board approved DRB Case No. 96-46. These approvals involved
converting a restaurant building into the Hindu temple (Swami Narayan Temple) at 12147
Lakewood Boulevard. The temple property is located on the west side of Lakewood
Boulevard, approximately 350 feet north of Alameda Street.
At some point in the remodeling project, t he applicants discovered the existing building was
unsafe and decided to demolish it. Then on March 19, 1997, the applicant obtained the
Planning Commission’s approval to modify the conditional use permit, which allowed them
PLANNING DIVISION
CITY OF DOWNEY, CALIFORNIA
to construct a new building. The revisions resulted in a 5,368 square foot temple, which
includes a 2,623 square foot assembly area, a priest’s retreat, an office area, a
kitchen/dining space, and fifty (50) parking spaces.
The approved architectural design of the building features a traditional East Indian styled
temple with a modern form. Primary access to the temple is by means of a front lobby on the
east facing elevation of the building. A porte cochere, which happens to be the second-most
prominent architectural feature of the rectangular-shaped building, protects said entrance
from the elements. The most prominent distinction belongs to a vertically elongated dome,
which extends above the roof at the center of the building. The dome displays a curved
triangular shape and incorporates opaque fiberglass window elements surrounded by a
stucco fascia and block-styled materials. Other than the dome, the roof areas of the building
are flat. Decorative cornices delineate the top of the parapet and decorative moldings
encompass windows and add interest to the buildi ng elevations by providing a horizontal
line along the wall surfaces. Mauve-colored stucco and off-white stucco adorn the building
exterior. Stucco covers the perimeter fence that borders the Lakewood frontage as well. The
temple features manufactured stone at the base of the exterior walls and at the base of the
support columns of the porte cochere.
SWAMI NARAYAN TEMPLE - 12147 Lakewood Boulevard
On August 15, 1984, years before the approval of the conditional use permit, the Planning
Commission approved Tentative Parcel Map No. 16463, to subdivide a 92,800 square foot
parcel of land at the northwest corner of Lakewood Boulevard and Alameda Street into four (4)
lots. The Planning Commission considered the final map approval on December 5, 1984 and
recommended its acceptance of Tentative Parcel Map No. 16463 to the City Council subject to
the associated conditions of approval. Condition No. 5 of said conditions of approval required a
twenty foot (20’) wide vehicular easement along the westerly property line of the southerly three
(3) lots (Parcels 2, 3, and 4). The City Council approved the final subdivision map of Parcel
Map No. 16463 on December 18, 1984.
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 2
The Temple’s properties (12147 and 12157 Lakewood Boulevard) comprise two of the
four lots and Parcel Map 16463 identifies them as Parcel 3 and Parcel 4. The Temple
has existed on Parcel 3 since completing building construction in July 1999. In addition
to the temple, the project included landscaping, off-street parking, a trash enclosure,
and block walls along the perimeter of the subject site. They built the trash enclosure
and portions of the perimeter walls on the aforementioned easement area, which
prevents reciprocal vehicular and pedestrian access between the subject site and the
adjacent property to the north (Parcel 2 of Parcel Map 16463).
The Temple became aware of the easement in 2009. Although they were never cited
by the City of Downey or any other governmental agency for obstructing the easement,
the Temple sought to avoid any future problems with it. Therefore, on August 4, 2010,
the Temple obtained the Planning Commission’s approval to remove Condition No. 5 of
Parcel Map No. 16463, thereby eliminating the vehicular easement requirement.
The temple site (12147 Lakewood) has 163 feet of street frontage along Lakewood Boulevard.
It is bordered on the north by an auto repair business, on the south by a used car dealership
(Reliance Auto), and on the west by single-family dwellings. The site of the Tierra Luna
Development exists on the opposite side of Lakewood Boulevard to the east. Most of the
structures associated with Tierra Luna, also known as the former NASA site and as the “Vultee
Aircraft” facility, were demolished to accommodate the future construction of a major
retail/office development; however, the historic buildings of this plant remain. These structures,
which include the NASA wing of the Kaufman Building, the EMSCO Building, the Rotunda, and
the Kaufman Wing of the Vultee Building, are directly across the street from the temple
property.
Swami Narayan Temple acquired the used car site dealership site a few years ago. This
parcel, which covers 17,554 square feet of land, is the subject property of this report. Identified
as 12157 Lakewood Boulevard, the subject property is at the northwest corner of Alameda
Street and Lakewood Boulevard. Zoning for the site is C-2 (General Commercial). The
frontages measure 95 feet along Lakewood Boulevard and 145 feet along Alameda Street. An
L-shaped building and a paved parking lot accommodate the sale of used cars. Wrought-iron
fencing exists along the Alameda Street and Lakewood Boulevard frontages. A block wall
separates the subject property from single-family residences to the west. Single-family
residences exist on the opposite side of Alameda Street to the south.
Swami Narayan Temple is proposing to utilize the subject property to expand the temple
building. The planned expansion will create a multi-purpose hall for various religious activities
and provide kitchen and storage areas as well. The Applicant, Mr. Masood Mian, submitted a
Land Use Permit Application on behalf of Swami Narayan Temple, to obtain the City’s
approval of the various entitlements necessary for the proposal to happen. PLN-12-00285
involves the Planning Commission’s consideration and approval of the following: a lot merger to
combine the two properties 12147 and 12157 Lakewood Boulevard into one; site plan review to
evaluate the proposal’s compliance with the City’s development standards; and a conditional
use permit to utilize the subject site for the church.
Notice of the pending public hearing for PLN-12-00285 was published in the Downey Patriot on
March 7, 2013. The notice was mailed to all property owners within 500 feet of the subject site
on March 8, 2013.
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 3
DISCUSSION /ANALYSIS
A. Land Use Statistics
Land Area
12147 Lakewood 26,086 sq. ft.
12157 Lakewood 17,600 sq. ft.
43,686 sq. ft.
Total Land Area
Building Floor Area:
Existing Building 5,368 sq. ft.
Proposed Building Addition
Ground Floor 1,578 sq. ft.
Second Floor 6,678 sq. ft
Third Floor 1,445 sq. ft.
Total 9,701 sq. ft.
15,069 sq. ft.
Total Existing + Proposed :
Parking Required
Assembly Area (Existing + Proposed)
109 spaces
= 8,174 sq. ft. /15/5)
Parking Provided
Existing (After Proposed Addition) 44 spaces
Proposed:
Surface Level Parking: 26 spaces
Subterranean Level Parking: 39 spaces
Total Proposed Parking: 65 spaces
109 spaces
Total Existing + Proposed
B. Conditional Use Permit
On March 6, 1996, the Planning Commission approved Conditional Use Permit No. 96-11 to
allow Shree Swami Narayan Temple to construct a Hindu temple at 12147 Lakewood
Boulevard. The Planning Commission approved a modification of this conditional use permit on
March 19, 1997, which allowed for the construction of a larger temple facility on the same
property. PLN-12-00285 proposes another expansion of the temple; however, this rendition will
extend the temple building to the adjacent parcel at 12157 Lakewood Boulevard.
Section 9314.04 of the Downey Municipal Code requires a conditional use permit for churches
and other places of religious worship. Therefore, the Applicant has requested approval of a
conditional use permit to satisfy this requirement for the subject site (12157 Lakewood
Boulevard).
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 4
The subject property is a 17,600 square foot parcel that was developed to accommodate a
used car dealership. It exists in an area where the temple and auto repair uses exist to the
north, and where the Tierra Luna project will occur to the east. This site also transitions from
commercial land use developments to residential uses.
PLN-12-00285 proposes to demolish the existing structures on the subject site (12157
Lakewood) and replace them with a 9,701 square foot, three-story building addition to the
Swami Narayan Temple, 65 off-street parking spaces including 39 spaces in a subterranean
parking garage, and landscaping.
SITE PHOTOGRAPH – 12157 LAKEWOOD
The proposed use will not generate noise, traffic, or parking issues because the subject site is
large enough to accommodate the number of people the temple will attract and because the
site has sufficient parking available to meet the City’s standards. Swami Narayan Temple
members and guests have worshipped at the adjoining property since 1999. Although the
building addition will allow greater participation at the facility, its primary purpose is to provide
more space for the congregation to dine inside the premises. Section 9712 of the Code
(Nonresidential Parking Requirements), states that a churches/religious facilities require one (I)
parking space per five (5) persons based upon a maximum occupancy load factor of 15. The
sanctuary of the proposed temple, including the addition area, comprises 8,174 square feet of
floor area; thus, it requires 109 off-street parking spaces. The combined parking provided with
the proposed addition and the existing parking spaces equals that amount.
C. Lot Merger
PLN-12-00285 also proposes a lot merger to consolidate two existing parcels into one legal
parcel. The subject site is located on the northwest corner of Lakewood Boulevard and
Alameda Street. It is comprised of two parcels, which the Los Angeles County Assessor’s
Office identifies as AIN 6258015065 (12147 Lakewood Blvd.) and AIN 6258015066 (12157
Lakewood Blvd.) . Swami Narayan Temple, located at 12147 Lakewood, seeks to expand the
temple to the 12157 Lakewood site, which would enable them to enlarge the building and
provide additional off-street parking for the use. The lot merger will increase the amount of land
area available for the temple expansion by 17,600 square feet.
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 5
Downey Municipal Code Section 9960 (Merger of other Parcels) discusses the procedures and
requirements for the merger of parcels. It reads as follows:
“Section 66499.20-3/4 of the California Government Code, State Subdivision
Map Act, permits the merger of other parcels when contiguous parcels are held
in common. It is the intent of the City to permit parcel mergers, since mergers
will create larger parcels, furthering good planning practices and revitalization
of the City…”
Section 9960.03 of the Code Provides the following criteria for merging parcels:
(a) The unmerged parcels must comply with the current lot area standards.
Each of the unmerged parcels exceeds the minimum lot area requirement for new
lots in the C-2 Zone (10,000 square feet); they exceed the minimum lot width
requirement (100 feet), and the minimum lot depth (100 feet).
(b) The unmerged parcels must have been legally created and in compliance with all
applicable laws in effect when created.
Each of the unmerged parcels AIN 6258015065 (12147 Lakewood Blvd.) and AIN
6258015066 (12157 Lakewood Blvd.) was created legally.
(c) The proposed parcel must be served by public sewer and water.
The proposed parcel is developed with utilities in place.
(d) The proposed parcel must have a legal access for ingress and egress to a street
irrevocably dedicated for public street purposes.
The proposed parcel will have legal a ccess from Lakewood Boulevard and Alameda
Street.
(e) The proposed parcel must be served by all necessary rights-of-way or utility easement
dedications.
Lakewood Boulevard and Alameda Street rights-of way and by utility easement
dedications, will serve the proposed parcel.
(f) The proposed parcel must possess adequate parking and access without considering
reciprocal parking or access agreements.
The proposed project will provide 109 parking spaces for the temple expansion on
the subject parcel.
(g) The parcels to be merged must be contiguous and held in common ownership. (Added
by Ord. 08-1228, adopted 5-25-2008)
Swami Narayan Temple (also referred to as Shree Swaminarayan Satsang Mandal of
California) owns both of the contiguous, unmerged parcels: AIN 6258015065 (12147
Lakewood Blvd.) and AIN 6258015066 (12157 Lakewood Blvd.).
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 6
The merged parcel w ill have a lot width of 160 feet, lot de pth of 273 feet, and a lot area of
43,686 sq. ft square feet. All these dimensions exceed the minimum standards required in the
C-2 (General Commercial) zone. Individually, both lots conform to the C-2 zone development
.
standards The development of the merged parcel will not be detrimental to the character of
the surrounding properties, considering that the Swami Narayan Temple building has existed
on the northerly property since 1999.
D. Site Plan Review
Architecture
A small Hindu temple often consists of an inner sanctum, a congregation hall an
antechamber, and a porch, and it is crowned by a tower-like shikara. Traditional Hindu
temples were characterized by being either a northern ”Nagara” style or a southern
”Dravida” type of temple, which are distinguishable by the size and shape of their shikara. In
the Nagara style, the tower/shikhar is beehive/curvilinear shaped. The architectural design
of the existing building features a traditional East Indian styled temple with a modern form.
The rectangular-shaped building features a porte cochere at the main entrance, a dome
above the roof, decorative cornices, stucco treatments and stone.
The building PLN-12-00285 proposes seeks to maintain this architectural style with the
building expansion. The addition will be forty-feet tall and adorned with a flat roof, decorative
columns, stone, and stucco treatments to match the existing building. However, staff has the
following issues with the proposal:
1. The shape of the windows and the window accents on the building addition do not
match the existing building.
2. The horizontal band on the east elevation of the temple (facing Lakewood Boulevard)
is not provided on the addition.
3. Columns proposed on the second floor of the building addition do not reflect a
structural or architectural purpose. They should integrate with the style and character
of the building.
4. The building accents on the proposed addition should match the shape and style of
accents provided on the existing temple.
Circulation
Lakewood Boulevard and Alameda Street will provide vehicular access to the Swami Narayan
Temple. The temple site features two driveways on Lakewood. The northernmost driveway is
the primary vehicular entrance as it allows access to the parking areas adjacent to the north
and south sides of the building, and to the drop off area beneath the porte cochere. The
southerly driveway on Lakewood serves as an exit from the porte cochere. The Applicant has
proposed subterranean parking and ground-level parking areas beneath the building addition.
Vehicles will access the subter ranean parking by using the no rtherly Lakewood driveway to
reach a ramp on the west side of the building; however, four parking spaces will be eliminated
to provide access to the proposed ramp. Vehicles will approach the ground-level parking
spaces from the west side of the existing temple and from Alameda Street. Staff is concerned a
planter on the west side of the existing temple building restricts access to the ground-level
parking area and that a support column for the building addition restricts access to the ground-
level parking area on the west side of the addition (adjacent to the porte cochere.)
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 7
Landscaping
PLN-12-00285 proposes a variety of to create visual interest for the building and along the
perimeter of the site. The following Table lists the variety of plant materials PLN-12-00285
proposes for the Swami Narayan Temple expansion:
LANDSCAPING
Botanical Name Common Name Size Quantity
Shrubs
Hesperis Matronalis “Dame’s Rocket” 5 gal. 24” o.c.
Photinia Fraseri “Photinia” 15 gal. 4’ o.c.
“Storm Cloud”
Agapanthus Large Dark Blue 5 gal. 3’ o.c.
Lily–of-the Nile
“Wheeler’s Dwarf”
5 gal. 4’ o.c.
Pittosporum Tobira
(Dwarf Tobira Pittosporum)
Polygala X dalaisiana Sweet Pea Shrub 5 gal. 4’ o.c.
Trachelospermum
Ground Cover
Star Jasmine flats 24” o.c.
Jasminoides
36” Box 2
Trees
Bauhina Purple Orchid
72” Box 1
Lavendar Trumpet Tree - -
Tabebula Avellanedae
Colors and Finish Materials
The plan proposes to adorn the Swami Narayan Temple building addition in the same exterior
treatments and colors as the existing temple building. It features stucco textures colored mauve
(Spiced Cognac) and white. El Dorado Stone will be installed at the base of the walls.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed addition 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. 15332 (Class 32 In-Fill
Developments) Categorical Exemptions are proj ects 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 325 consists of projects characterized as in-fill
development that meet the conditions described in Section 15332: the project is consistent with
the Downey General Plan and the City’s Zoning regul ations; it occurs within the City limits on a
project site that is less than five acres in size and surrounded by urban uses; the project site
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 8
has no value as habitat for endangered, rare, or th reatened species; approval of the project will
not result in any significant impacts relating to traffic, noise, air quality, or water quality; and the
site can be adequately served by all required utilities and public services. It is staff’s opinion
that the proposed building qualifies for the Class 32 exemption
FINDINGS
A. Conditional Use Permit
Pursuant to Municipal Code Section 9824.06, four (4) findings must be adopted prior to the
Planning Commission approving a Conditional Use Permit. Staff has reviewed the proposal
and has developed the following findings for the approval of the PLN-12-00285:
1.
That the requested conditional use permit will not adversely affect the purpose
and intent of this chapter or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof. The
requested conditional use permit for the temple addition will not adversely affect the
purpose and intent of the Downey Municipal Code, or the public convenience or
general welfare of persons residing or working in the neighborhood nearby because
the temple is compatible with the development patterns in the, it is an appropriate use
of land in the C-2 (General Commercial) zone, the size and shape of the subject
property meet the City’s development standards for the C-2 zone, the use satisfies the
parking requirements for places of religious worship, and it provides appropriate
vehicular access from Lakewood Boulevard and from Alameda Street.
2.
That the requested use will not adversely affect the adjoining land uses and the
growth and development of the area in which it is proposed to be located. The
proposed conditional use will not adversely affect the ad joining land uses since the
proposed use conforms to its C-2 zone development standards, other uses in the
vicinity are more intense than the temple, and because the Swami Narayan Temple
building, which has existed in this location since 1999, is sufficiently removed from the
residential properties to the west.
3.
That the size and shape of the site proposed for the use is adequate to allow the
full development of the proposed use in a manner not detrimental to the
particular area. The size and shape of the subject property is generally adequate to
allow for the Swami Narayan Temple building addition, because the total land area of
the merged parcels is approximately one acre in size, 43,686 sq. ft., which is large
enough to accommodate the proposed addition. The new structure will cover less than
50% of the church site; it will be more than 46 feet from the abutting residential zone,
and less than 45 feet in height.
4.
That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways in the area. The subject site is at the northwest
corner of Lakewood Boulevard and Alameda Street. This intersection is the gateway to
a residential area to the west. Alameda Elementary School is located approximately
500 feet from the subject property. Alameda Street is approximately 725 feet north of
the primary access to the Tierra Luna development site. Nevertheless, staff has
reviewed the proposal and any potential increase in traffic caused by the expansion of
the temple building. It is staff’s opinion that the surrounding streets and highways in the
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 9
area have sufficient capacity to accommodate the minimal increase in traffic that the
use will generate.
B. Lot Merger
The proposed project will meet the conditions necessary to approve a lot merger, as
required by Section 9260.09 of the Downey Municipal Code, and, therefore, the following
findings have been made for the approval of the lot merger:
1. The merged parcel conforms to the general plan, zoning ordinance and
applicable specific plan.
The merged parcel conforms to the “General Commercial” land use designation of
Downey Vision 2025 (the City’s General Plan), and to the minimum lot width, lot
depth, and lot area requirements of the C-2, Neighborhood Commercial zone.
There are specific plans applicable to the subject site.
2. The development of the merged parcel creates no public health, safety of
welfare hazards.
The development of the merged parcel creates no public health, safety of welfare
hazards.
3. The merged parcel has adequate access and is served by all necessary
utilities.
The merged parcel is located within a commercial area, with public roads and
public utilities in place.
4. The merged parcel is comprised of legally created standard parcels, owned
in common by the same owner.
The two existing parcels are legally created standard parcels, created by Parcel
Map No. 16463, and are owned in common by the same owner.
5. The merged parcel does not require right-of-way or utility easement
dedications. The merged parcel does not require parking or access
agreements.
The merged parcel does not require right-of-way or utility easement dedications,
parking or access agreements.
C. Site Plan Review
Section 9820 of the Downey Municipal Code provides that the Planning Commission shall
make the following findings in approving or conditionally approving an application for Site Plan
Review:
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 10
1. 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.
Those goals and policies of the Downey General Plan (Vision 2025) are addressed as
follows: Goal 2.5 of the Circulation Element is, “Address the impacts from the lack of
parking,” while Policy 2.5.1 seeks to provide for adequate parking to meet parking
demands. The proposed site plan meets the minimum quantity of off-street parking
spaces required for churches and other places of religious worship on the subject
property. Goal 8.1 of the Design Element is “Promote quality design for new, expanded
and remodeled construction” and Policy 8.1.1 seeks to promote architectural design of
the highest quality. The applicant proposes to construct the building addition as an
attractive East Indian styled temple with a modern form that reflects the style of the
existing temple building. 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 building will continue the revitalization efforts of Lakewood
Boulevard and the area surrounding the Tierra Luna site.
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.
PLN-12-00285
proposes a 9,701 square foot addition to an existing 5,368 square foot Hindu temple, at
the northwest corner of Lakewood Boulevard and Alameda Street. The subject property
is zoned C-2 (General Commercial). 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. The project PLN-12-00285 proposes is in
accordance with the purposes and objectives of the C-2 Zone for the following reasons:
the proposed 9,701 square foot addition to the temple is designed for religious
purposes, which is a use that is appropriate for the Zone; the architectural design of the
proposed addition will comp liment the existing Hindu temple building and it will
incorporate exterior building materials that are commonly used for residential
construction; and the proposed addition will create an attractive building and effectively
eliminate an unattractive commercial use near a residential area and visible from the
Tierra Luna site.
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.
The architectural design of the existing building
features a traditional East Indian styled temple with a modern form. The rectangular-
shaped building features a porte cochere at the main entrance, a dome above the
roof, decorative cornices, stucco treatments and stone. The building PLN-12-00285
proposes seeks to maintain this architectural style with the building expansion. The
addition will be forty-feet tall and adorned with a flat roof, decorative columns, stone,
and stucco treatments to match the existing building.
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.
Lakewood
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 11
Boulevard and Alameda Street will provide vehicular access to the Swami Narayan
Temple. The temple site features two driveways on Lakewood. The northernmost
driveway is the primary vehicular entrance as it allows access to the parking areas
adjacent to the north and south sides of the building, and to the drop off area beneath
the porte cochere. The southerly driveway on Lakewood serves as an exit from the
porte cochere. The Applicant has propos ed subterranean parking and ground-level
parking areas beneath the building addition. Vehicles will access the subterranean
parking by using the northerly Lakewood driveway to reach a ramp on the west side of
the building. Vehicles will approach the ground -level parking spaces from the west side
of the existing temple and from Alameda Street. The building conveys an attractive
architectural design and the project incorporates plant materials that will compliment the
surrounding area.
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 building addition reflects a contemporary Hindu
architectural design that incorporates common materials and features used on the
existing temple and found on many buildings in the vicinity.
6. 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.
PLN-12-00285 proposes to upgrade the subject property by constructing an addition to
an existing Hindu temple, with new landscaping and parking facilities. This proposal will
improve property values in the vicinity, im prove the streetscape of Lakewood Boulevard
and Alameda Street, and result in a contemporary structure that complies with current
Building Code and Fire Code regulations for structural integrity and fire safety. The
building design will compliment the Tierra Luna commercial development to the east.
The Swami Narayan Temple building addition will result in an attractive project and
should become an impetus for neighboring commercial property owners to revitalize
their property.
7. 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
PLN-12-00285 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
Staff supports the proposal and recommends that the Planning Commission adopt a resolution
approving PLN-12-00285, subject to the conditions of approval as stated in Exhibit A of the
Planning Commission Resolution.
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 12
EXHIBITS
LOCATION MAP
ûê÷û íö ìêíìíé÷ø
ûøøóèóíî
ðÛÑ×ÅÍÍØ úÐÆØ
éÅÛÏÓ îÛÊÛÃÛÎ è×ÏÌÐ×
ðÛÑ×ÅÍÍØ úÐÆØ
AERIAL PHOTOGRAPH
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 13
500’ RADIUS MAP
éçúò÷ùè
ìêíì÷êèã
ZONING MAP
Zoning Legend
SP 01-1 Downey Landing Specific Plan
R-1 Single-Famil y Residential
C-2 General Commercial
H-M Hospital Medical Arts
PLN-12-00285 (Conditional Use Permit, Lot Merger, Site Plan Review)
12147-12157 Lakewood Blvd.
March 20, 2013- Page 14
RESOLUTION NO. ____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING PLN-12-00285 REGARDING A CONDITIONAL USE
PERMIT, A REQUEST TO MERGE TWO (2) LOTS INTO ONE (1) LOT, AND
THE ARCHITECTURAL DESIGN, EXTERIOR BUILDING MATERIALS, OFF-
STREET PARKING, AND LANDSCAPING NECESSARY TO FACILITATE THE
EXPANSION OF THE SWAMI NARAYAN TEMPLE ON PROPERTY LOCATED
AT 12147-12157 LAKEWOOD BOULEVARD AND ZONED C-2 (GENERAL
COMMERCIAL)
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. On March 6, 1996, the Planning Commission approved Conditional Use Permit
No. 96-11, and on June 26, 1996, the Design Review Board approved DRB Case
No. 96-46 to convert a restaurant building into a Hindu temple (Swami Narayan
Temple) at 12147 Lakewood Boulevard.
B. On March 19, 1997, Swami Narayan Temple (hereinafter “the Applicant)
obtained the Planning Commission’s approval to modify the conditional use
permit, which allowed them to demolish the restaurant and construct a 5,368
square foot temple, which includes a 2,623 square foot assembly area, a priest’s
retreat, an office area, a kitchen/dining space, and fifty (50) parking spaces.
C. On August 4, 2010, the Temple obtained the Planning Commission’s approval to
remove Condition No. 5 of Parcel Map No. 16463, thereby eliminating a
requirement for a twenty foot (20’) wide vehicular easement along the westerly
property line of the southerly three (3) lots (Parcels 2, 3, and 4) of said parcel
map.
D. The Applicant owns the adjacent parcel to the south, 12157 Lakewood
Boulevard.
E. On November 21, 2012, Mr. Masood Mian submitted a Land Use Permit
Application (PLN-12-00285) on behalf of the Applicant, to facilitate the
construction of a 9,653 square foot, three-story building addition to the Swami
Narayan Temple, 65 off-street parking spaces including 39 spaces in a
subterranean parking garage, and landscaping by extending the temple to the
property at 12157 Lakewood Boulevard.
F. PLN-12-00285 involves the Planning Commission’s consideration and approval
of the following: a lot merger to combine the two properties 12147 and 12157
Lakewood Boulevard into one; site plan review to evaluate the proposal’s
compliance with the City’s development standards; and a conditional use permit
to utilize the subject site for the church.
G. The subject properties are zoned C-2 (General Commercial).
H. The General Plan designation of the subject property is GC (General
Commercial).
Resolution No. 13-____
Downey Planning Commission
I. On March 7, 2013, notice of the pending public hearing for PLN-12-00285 was
published in the Downey Patriot on and it was mailed to all property owners
within 500 feet of the subject site on March 8, 2013.
J. The Planning Commission held a duly noticed public hearing on March 20, 2013,
and, after fully considering all oral and written testimony, facts, and opinions
offered at the aforesaid public hearing, adopted Resolution No. ____ , approving
PLN 12-00285.
SECTION 2
. The Planning Commission further finds, determines and declares the
environmental impact of the proposed devel opment has been reviewed and has been found to
comply with the California Environmental Qualit y Act (CEQA) and is categorically exempt from
CEQA, pursuant to Guideline Section No. 15332 (Class 32, Infill Developments).
SECTION 3
. Having considered all of the oral and written evidence presented to it at said
public hearings, the Planning Commission further finds, determines and declares that:
Conditional Use Permit
A. The requested conditional use permit for the temple addition will not adversely
affect the purpose and intent of the Downey Municipal Code, or the public
convenience or general welfare of persons residing or working in the
neighborhood nearby because the temple is compatible with the development
patterns in the, it is an appropriate use of land in the C-2 (General Commercial)
zone, the size and shape of the subject property meet the City’s development
standards for the C-2 zone, the use satisfies the parking requirements for places
of religious worship, and it provides appropriate vehicular access from
Lakewood Boulevard and from Alameda Street.
B. The proposed conditional use will not adversely affect the adjoining land uses
since the proposed use conforms to its C-2 zone development standards, other
uses in the vicinity are more intense than the temple, and because the Swami
Narayan Temple building, which has existed in this location since 1999, is
sufficiently removed from the residential properties to the west.
C. The size and shape of the subject property is generally adequate to allow for the
Swami Narayan Temple building addition, because the total land area of the
merged parcels is approximately one acre in size, 43,686 sq. ft., which is large
enough to accommodate the proposed addition. The new structure will cover less
than 50% of the church site; it will be more than 46 feet from the abutting
residential zone, and less than 45 feet in height.
D. The subject site is at the northwest corner of Lakewood Boulevard and Alameda
Street. This intersection is the gateway to a residential area to the west.
Alameda Elementary School is located approximately 500 feet from the subject
property. Alameda Street is approximately 725 feet north of the primary access to
the Tierra Luna development site. Nevertheless, staff has reviewed the proposal
and any potential increase in traffic caused by the expansion of the temple
building. It is staff’s opinion that the surrounding streets and highways in the
area have sufficient capacity to accommodate the minimal increase in traffic that
the use will generate.
PLN-12-00285 12147-12157 Lakewood Boulevard
March 20, 2013 - Page 2
Resolution No. 13-____
Downey Planning Commission
Lot Merger
E. The merged parcel conforms to the “General Commercial” land use designation of
Downey Vision 2025 (the City’s General Plan), and to the minimum lot width, lot
depth, and lot area requirements of the C-2, Neighborhood Commercial zone. There
are specific plans applicable to the subject site.
F. The development of the merged parcel creates no public health, safety of welfare
hazards.
G. The merged parcel is located within a co mmercial area, with public roads and public
utilities in place.
H. The two existing parcels are legally created standard parcels, created by Parcel
Map No. 16463, and are owned in common by the same owner.
I. The merged parcel does not require right-of-way or utility easement dedications,
parking or access agreements.
Site Plan Review
J. Those goals and policies of the Downey General Plan (Vision 2025) are
addressed as follows: Goal 2.5 of the Circulation Element is, “Address the
impacts from the lack of parking,” while Policy 2.5.1 seeks to provide for
adequate parking to meet parking demands. The proposed site plan meets the
minimum quantity of off-street parking spaces required for churches and other
places of religious worship on the subject property. Goal 8.1 of the Design
Element is “Promote quality design for new, expanded and remodeled
construction” and Policy 8.1.1 seeks to promote architectural design of the
highest quality. The applicant proposes to construct the building addition as an
attractive East Indian styled temple with a modern form that reflects the style of
the existing temple building. 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 building will continue the
revitalization efforts of Lakewood Boulevard and the area surrounding the Tierra
Luna site.
K. PLN-12-00285 proposes a 9,701 square foot addition to an existing 5,368 square
foot Hindu temple, at the northwest corner of Lakewood Boulevard and Alameda
Street. The subject property is zoned C-2 (General Commercial). 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. The project PLN-12-00285 proposes is in accordance with the
purposes and objectives of the C-2 Zone for the following reasons: the proposed
9,701 square foot addition to the temple is designed for religious purposes, which
is a use that is appropriate for the Zone; the architectural design of the proposed
addition will compliment the existing Hindu temple building and it will incorporate
exterior building materials that are commonly used for residential construction;
PLN-12-00285 12147-12157 Lakewood Boulevard
March 20, 2013 - Page 3
Resolution No. 13-____
Downey Planning Commission
and the proposed addition will create an attractive building and effectively
eliminate an unattractive commercial use near a residential area and visible from
the Tierra Luna site.
L. The architectural design of the existing building features a traditional East Indian
styled temple with a modern form. The rectangular-shaped building features a
porte cochere at the main entrance, a dome above the roof, decorative cornices,
stucco treatments and stone. The building PLN-12-00285 proposes seeks to
maintain this architectural style with the building expansion. The addition will be
forty-feet tall and adorned with a flat roof, decorative columns, stone, and stucco
treatments to match the existing building.
M. Lakewood Boulevard and Alameda Street will provide vehicular access to the
Swami Narayan Temple. The temple site features two driveways on Lakewood.
The northernmost driveway is the primary vehicular entrance as it allows access
to the parking areas adjacent to the north and south sides of the building, and to
the drop off area beneath the porte cochere. The southerly driveway on
Lakewood serves as an exit from the porte cochere. The Applicant has proposed
subterranean parking and ground-level parking areas beneath the building
addition. Vehicles will access the subterranean parking by using the northerly
Lakewood driveway to reach a ramp on the west side of the building. Vehicles
will approach the ground-level parking spaces from the west side of the existing
temple and from Alameda Street. The building conveys an attractive architectural
design and the project incorporates plant materials that will compliment the
surrounding area.
N. The proposed building addition reflects a contemporary Hindu architectural
design that incorporates common materials and features used on the existing
temple and found on many buildings in the vicinity.
O. PLN-12-00285 proposes to upgrade the subject property by constructing an
addition to an existing Hindu temple, with new landscaping and parking facilities.
This proposal will improve property values in the vicinity, improve the streetscape
of Lakewood Boulevard and Alameda Street, and result in a contemporary
structure that complies with current Building Code and Fire Code regulations for
structural integrity and fire safety. The building design will compliment the Tierra
Luna commercial development to the east. The Swami Narayan Temple building
addition will result in an attractive project and should become an impetus for
neighboring commercial property owners to revitalize their property.
P. The Conditions of Approval for PLN-12-00285 will include a condition stating that
the design features will incorporate graffiti resistant materials.
SECTION 4
. Based upon the findings set forth in Sections 1 through 3 of this
Resolution, the Planning Commission of the City of Downey hereby approves PLN-12-00285
(Conditional Use Permit, Lot Merger, and Site Plan Review) subject to the conditions of
approval attached hereto as Exhibit A, which are necessary to preserve the health, safety and
general welfare of the community and enable the Planning Commission to make the findings set
forth in the previous sections. The conditions are fair and reasonable for the accomplishment of
these purposes.
PLN-12-00285 12147-12157 Lakewood Boulevard
March 20, 2013 - Page 4
Resolution No. 13-____
Downey Planning Commission
SECTION 5
. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 20 day of March 2013.
Louis Morales, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
th
Commission of the City of Downey at a regular meeting thereof held on the 20 day of March 2013,
by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONER:
Mary Cavanagh, Secretary
City Planning Commission
PLN-12-00285 12147-12157 Lakewood Boulevard
March 20, 2013 - Page 5
Resolution No. 13-____
Downey Planning Commission
EXHIBIT A - CONDITIONS
PLN-12-00285 (Conditional Use Permit, Lot Merger, and Site Plan Review)
1) The approval of PLN-12-00285 involves the approval of a conditional use permit to allow
the property at 12147 Lakewood Boulevard as a temple of religious worship; a lot
merger to consolidate two existing parcels (12147 and 12157 Lakewood Boulevard) into
one legal parcel; and site plan review to permit the construction of a 9,653 square foot,
three-story building addition to the Swami Narayan Temple (12147 Lakewood
Boulevard), on property located at 12157 Lak ewood Boulevard, 65 off-street parking
spaces including 39 spaces in a subterranean parking garage, and landscaping.
2) Approval of this PLN-12-00285 shall not be construed to mean any waiver of applicable
and appropriate zoning regulations, or any Federal, State, County, and City laws and
regulations. Unless otherwise expressly specified, all other requirements of the City of
Downey Municipal Code shall apply.
3) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions, if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
4) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the 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. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
5) The Applicant shall comply with all conditions of approval set forth in this resolution
before the Conditional Use Permit becomes valid.
6) Noise generated from the temple shall comply with Municipal Code Section 4600 et. seq.
In any case, noise shall not exceed 65 dBA, as measured at the property line.
7) All signs shall comply with the requirem ents set forth in the Downey Municipal Code.
8) The applicant shall remove any graffiti applied on the site within 48 hours.
9) All roof-mounted mechanical equipment shall be screened from view. The working
drawings shall include a cross-section detail to illustrate that the height of the building
parapet is sufficient to screen all roof-mounted equipment from view.
10) The Secretary of the Planning Commission is directed to record a notice of merger. The
Notice of Merger shall contain the name of the recorded owner, legal description of the
existing standard parcels and new legal description of the merged parcel.
PLN-12-00285 12147-12157 Lakewood Boulevard
March 20, 2013 - Page 6
Resolution No. 13-____
Downey Planning Commission
11) The Secretary of the Planning Commission is directed to certify the adoption of this
Resolution.
12) All developments in excess of $500,000 valuation that involve the construction or
reconstruction of light industrial, commercial or residential buildings (over 4 units) shall
be subject to the Public Arts Program. The Applicant shall either install public art on their
property or pay a cash payment equal to the pub lic arts fee in accordance with the City
of Downey Manual for Arts in Public Places.
13) The Applicant shall incorporate anti-graffiti elements into the building 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.
14) Planting areas shall be maintained permanently, which includes proper watering,
pruning, mowing of lawns, weed abatement, removal of litter, fertilizing, and replacement
of plants and other materials when necessary.
15) The Applicant shall demolish the existing building on the site within 120 days of the
Planning Commission’s approval of PLN-12-00285.
16) All new buildings to be constructed for any occupancy use shall be protected by an
approved Automatic Fire Extinguishing System throughout, installed in accordance with
nationally recognized standards, when the total floor area of such building exceeds three
thousand six hundred (3,600) square feet. This provision shall also apply when said
building(s) have been vacated for one year or more”. DMC Section 3321.
19) 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 Constructi on and as modified by the City of Downey’s
Standard Plans and Specifications.
17) The owner/applicant shall install all utilities underground.
20) 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 improvements may incl ude 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.
18) The owner/applicant shall furnish and insta ll the public recycled water improvements,
including extension and/or replacement of existing mains and associated facilities,
necessary to utilize recycled water for irrigation of landscaping, as reasonably required
to service the site.
19) The shape of the windows and the window accents on the building addition shall match
the shape of the windows and the window accents on the existing temple.
PLN-12-00285 12147-12157 Lakewood Boulevard
March 20, 2013 - Page 7
Resolution No. 13-____
Downey Planning Commission
20) Provide a horizontal band on the east elevation of the building addition to match the
existing temple.
21) The building accents on the proposed addition shall match the shape and style of
accents provided on the existing temple.
22) Decorative columns and building accents shall integrate with the style and character of
the building.
PLN-12-00285 12147-12157 Lakewood Boulevard
March 20, 2013 - Page 8