The URL can be used to link to this page

Home My WebLink About1. PLN-13-00069 - 7634 Stewart and Gray STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: JULY 3, 2013 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT DAVID BLUMENTHAL, SENIOR PLANNER SUBJECT: PLN-13-00069 (SITE PLAN REVIEW, TENTATIVE TRACT MAP, AND VARIANCE) – A REQUEST TO SUBDIVIDE A PARCEL IN ORDER TO CONSTRUCT NINE TOWNHOMES AND TO DEVIATE FROM THE VARIABLE HEIGHT REQUIREMENT. LOCATION: 7634 STEWART AND GRAY RD (AIN 6246-012-101 & 6246-012-009) ZONING: R-3-O (MULTI-FAMILY RESIDENTIAL, OWNERSHIP) REPORT SUMMARY The proposed request is for a Site Plan Review, Variance, and Tentative Tract Map No. 72667 in order to subdivide two parcels and construct a nine (9) unit townhome development. Each of the 1,542 square foot units are three-story, four bedrooms, four bathrooms, and have a two car garage. Additionally, there are five guest parking spaces and approximately 2,800 square feet of common open space. The proposal includes a request to deviate from the requirements of Municipal Code Section 9534.24 (Variable Height). Based on the analysis contained within this report, staff feels that all required findings to approve the project can be made in a positive manner; as such, staff is recommending the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING A SITE PLAN REVIEW, VARIANCE, AND TENTATIVE TRACT MAP (PLN-13-00069), THEREBY ALLOWING THE CONSTRUCTION OF NINE TOWNHOMES AND A DEVIATION TO THE VARIABLE HEIGHT REQUIREMENTS ON PROPERTY LOCATED AT 7634 STEWART AND GRAY RD, ZONED R-3-O (MULTI-FAMILY RESIDENTIAL, OWNERSHIP). BACKGROUND The subject site consists of two parcels that total 19,470 square feet, which are located on the south side of Stewart and Gray Rd, between Rives Ave and Pomering Rd. The subject site has a General Plan Land Use Designation of Medium Density Residential and is zoned R-3-O (Multi- Family Residential, Ownership). The two parcels that make up the project site (AINs 6246-012-101 & 6246-012-009) are both rectangular in shape with an approximate depth of 195’ and a combined width of 100’. Each of the parcels is currently improved with a single family residence, one of which is 1,127 square feet and the other is 936 square feet, which were built in the 1950’s. The properties to the east and west of the subject site front on Stewart and Gray Road. These properties are within the Medium Density Residential General Plan Land Use Designation and are zoned R-3-O (Multi-Family Residential, Ownership). There is a combination of the single and multi-family homes. The properties to the north of the subject site are across Stewart and Gray Rd, but front on Fontana Street. These properties are all single family homes with a General Plan Land Use Designation of Low Density Residential and zoning of R-1 (Single Family Residential). To the south of the subject site are additional single family homes. These homes also have a General Plan Land Use Designation of Low Density Residential and are zoned R-1 (Single Family Residential). On March 26, 2013, the applicant (Ed Bonanni) submitted the request for a Site Plan Review, Variance, and Tentative Tract Map No. 72667 in order to subdivide two parcels and construct a nine (9) unit townhome development. After a careful review of the request, the application was subsequently deemed complete on April 25, 2013. On June 6, 2013, notice of the pending application was published in the Downey Patriot and mailed to all property owners within 500’ of the subject site. On June 19, 2013, the Planning Commission opened a public hearing on the matter, but due to an error in the newspaper advertisement, the Planning Commission continued the request to allow staff additional time to re-publish the notice. On June 20, 2013, notice of the public hearing was re- published in the Downey Patriot. Subject site as viewed from Stewart and Gray DISCUSSION/ANALYSIS The applicant is proposing to demo the existing structures on the site and construct nine new townhomes on the site. Each of the three-story townhomes will have four bedrooms and four bathrooms, with an overall size of 1,942 square feet (1,542 square feet of living area plus a 400 square foot garage). The first floor consists of the garage, a bedroom, and bathroom. The second floor is the main living area (living room, kitchen, and dining room), along with a second bedroom and bathroom. The third floor of the residence contains the remaining two bedrooms and bathrooms, and a laundry closet. Additionally, each unit will have a 175 square foot private patio that is located to the rear of the first floor. SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 2 Access to the site is through a single driveway that runs down the center of the site. On the east side of the driveway are five of the units within a single building. On the west side of the driveway is two buildings, each containing two units. Four guest parking spaces are located on the south side of the buildings; with an additional space on the west side of the driveway, between the two buildings. In addition to the private patio, the applicant is proposing to maintain a 2,815 square foot area on the south (rear) side of the property that will be dedicated for common recreation area. Finally, the applicant will surround the property with new block walls (except along the front property line). A review of all the development standards for the R-3-O zone is as follows: Development Standards Standard Requirement Proposed Lot Size 10,000 s.f. 19,470 s.f. Minimum Lot Area Per Unit 1,815 s.f. 2,163 s.f. Maximum Density 10 units 9 units Lot Width 50’ 100’ Lot Depth Conform to surrounding lots Lot Coverage 50% 32% Building Height 35’ 34’-9” Setbacks Front 15’ 15’ Side (east) 5’ 5’ Side (west) 5’ 5‘ Rear 46’ 46’ Minimum Unit Size (not including garage) 1,300 s.f. 1,542 s.f. Useable Open Space (200 s.f./unit) 1,800 s.f. 2,815 s.f. Parking Enclosed (2 spaces/unit) 18 18 Open (½ space/unit) 5 5 The architectural style of the proposed residences most closely fit a craftsman style. Craftsman’s architectural style originated in the late 19th century because there was a desire to create a modest designed home instead of the ornate Victorian design that dominated at that time. This style typically includes the use of gable roofs, multiple finished materials, multi-paned windows, decorative brackets under the eaves, paned doors, and earth-toned colors. In keeping with this style, the applicant is proposing to use a cross gable roof; a combination of horizontal, vertical, and stucco siding; multi-paned windows and doors; and decorative brackets under the eaves. The finished colors and materials are as follows: Finished Material and Color Material Color Stucco Sherwin Williams – Pure White (SW 7005) Lap and Board & Batten siding Sherwin Williams – Unique Gray (SW 6260) Fascia, corbels, and other trim on lap and board & batten siding Sherwin Williams – Pure White (SW 7005) Trim on stucco Sherwin Williams – Unique Gray (SW 6260) Garage Doors Sherwin Williams – Unique Gray (SW 6260) Entry Doors Sherwin Williams – Slate Tile (SW 7624) Roof G.A.F. – Timberline – Charcoal SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 3 Proposed Architecture The applicant has not selected the final landscaping for the site as of yet, nevertheless, the proposed conditions of approval require him to obtain final approval of all landscaping from the City Planner prior to the issuance of building permits. This will not only include minimum number and size requirements of all landscaping, but will take into account the need to mitigate impacts created by approval of the Variance, as discussed below. As noted above, the proposed project complies with all development standards, except the Variable Height requirements set forth in Municipal Code 9534.24, which states for the rear yard of an R-3-O property that abuts an R-1 property the height limit shall be as follows: Establishing a height of six (6) feet above the finished grade of the residential property at the property line, a fifteen (15) degree inclined plane is projected that establishes the height limitation Even though the applicant is meeting the 46’ setback requirement, the proposed three story building encroaches above this limit. In order to meet this height limit and be able to construct a three story unit, the buildings would have to be setback approximately 100’ from the rear property line. Staff analyzed how other properties were developed in the area. In this analysis, staff looked at the approvals of all the properties in the R-3 and R-3-O zones that are between Rives Ave and Pomering Rd. Staff noted that there are 19 parcels (include the two subject parcels), nine of which have had a deviation approved as part of their entitlements. Most of these deviations are for the variable height and rear yard setback standards. As noted in the finding section of this report, it is staff’s opinion that the variance is justified and can be approved. Nevertheless, staff is recommending conditions of approval that the south SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 4 facing windows be an opaque glass and that mature trees be planted along the rear property line to help screen the view of the buildings from the neighbors. The primary concern on developments like the applicant’s request is an increase in traffic and insufficient parking. The City’s Traffic Engineer has looked at the project and determined that the additional units will not impact the surrounding streets. Single family homes are anticipated to generate ten vehicle trips per day per unit; whereas townhome developments are anticipated to generate seven vehicle trips a day per unit. Increasing from two units on the site to nine units will create an additional 43 vehicle trips (two single family homes = 20 trips, nine townhomes = 63 trips). Stewart and Gray Rd currently maintains approximately 22,000 vehicles trips per day, with a build out capacity of 40,000 vehicle trips (according to the General Plan). As such, staff believes the additional 43 trips per day are negligible and will not have an impact to the existing level of service on Stewart and Gray. The secondary concern is available parking on the site, which has been a topic of discussion at the last few Planning Commission meetings. The Municipal Code requires that all multi-family developments maintain two parking spaces per unit within an enclosed garage and ½ spaces per unit for guest parking. As noted in the development standards table above, the applicant’s design meets this requirement. Nevertheless, the Planning Commission has expressed a concern that the garages will be filled with storage and guest spaces will be occupied by residents, thus creating a parking problem. In order to address this concern, staff is recommending a condition of approval that the applicant include a provision in the CC&R’s for all garages to be maintained in a manner that two vehicles can be parked in them at all times and that the guest parking spaces be duly marked and not assigned to residents. Staff spoke to the applicant about these measures and he has noted that he is in agreement with them. ENVIRONMENTAL ANALYSIS Staff has reviewed the proposed use for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is categorically exempt from CEQA, pursuant to Guideline Section No. 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 have been exempted from the requirements of the California Environmental Quality Act. Class 32 consists of projects that are less than five acres, do not create impacts to traffic, noise, air quality, or water quality, and can be adequately served by utilities and public services. Staff has reviewed the proposal and is of the opinion that the nine unit development meets these qualifications. As such, staff feels that this request qualifies for this exemption. FINDINGS Site Plan Review Pursuant to Municipal Code Section 9820.08, there are seven (7) findings that must be adopted prior to the Planning Commission approving the Site Plan Review. A discussion of the findings follows: SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 5 1. 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. In an overall review of the General Plan, it is staff’s opinion that the proposed nine unit development is consistent with all of the policies, programs, and goals. More specifically, it is an objective of the City’s Housing Element (Program 5) to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). By allowing the proposed project to be constructed there will be an increase the housing inventory by seven units. Furthermore, it is a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” It is staff’s opinion that removal of the two older homes and construction of the newer townhomes will not only upgrade the subject site, but will serve to upgrade all the surrounding properties, as it will enhance the streetscape. For these reasons, staff is of the opinion that approval of the Site Plan Review is consistent with the goals, policies, programs, and land uses of applicable elements of the General Plan. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. One of the purposes of the zoning code is to allow development of properties, while avoiding impacts of the adjoining area. More specifically, the intent of the R-3-O zone is to provide for the development of multiple-family residential living areas compatible with the neighborhood environment and outdoor recreation potential of the community. The proposed project will create a new nine unit townhome development to replace two aging single family homes. It is staff’s opinion that the applicant has designed the community in a manner that accomplishes all of the goals of the General Plan and Zoning Code, while avoiding significant impacts to the neighboring properties by utilizing proper site design, good architecture, and providing community open spaces. Furthermore, staff feels that the proposed design will enhance the streetscape, thus providing a pleasing aspect to those driving on Stewart and Gray Rd. 3. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The applicant is proposing to use a Craftsman architectural style, which includes the use a cross gable roof; a combination of horizontal, vertical, and stucco siding; multi-paned windows and doors; and decorative brackets under the eaves. It is staff’s opinion that the architectural style will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and it augments the quality of the streetscape. 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The proposed site layout includes a single vehicle access with central driveway to all of the units that is wide enough to allow two way traffic and sufficient room for pedestrians. SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 6 Notwithstanding this, the complex is only nine units, which typically does not generate excessive traffic that would create a hazard. Accordingly, staff believes that the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets have been properly considered in this request. 5. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. In the City of Downey, there are a virtual plethora of architectural styles, particularly in this area. The proposed architecture is a Craftsman style, which includes the use a cross gable roof; a combination of horizontal, vertical, and stucco siding; multi-paned windows and doors; and decorative brackets under the eaves. After a review of other buildings in the area, staff noted that this style is not prevalent in the area. Nevertheless, it is staff’s opinion that the finished materials and colors being proposed by the applicant will allow the buildings to blend nicely with the architectural styles of the other buildings. Staff is of the opinion that the proposed architectural style is neither dissimilar nor monotonous from other buildings in the area and that this project will upgrade the overall appearance of the site and, in turn, improve the community appearance. 6. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. Currently, the subject site is improved with two single-family homes that were built in the 1950’s, which have a chain link fence along their frontages. It is staff’s opinion that by approving the project the existing homes will be replaced with new townhomes that will serve to upgrade the site, as well as surrounding properties. Furthermore, this project will result in an aesthetically pleasing streetscape with new architecture, landscaping, and elimination of the chain link fences. This development, in staff’s opinion, will promote the public health, safety, and welfare of those who work or reside in the area. 7. 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. As part of this project staff is recommending several conditions of approval, which include the use of graffiti resistant materials in the construction of the building. Should any graffiti appear on the site, staff has recommended an additional condition of approval that the applicant have it removed within 48 hours of application. With these conditions, staff feels that the design features will include be in accordance with Section 4960 of the Municipal Code. Variance Pursuant to Municipal Code Section 9826.08, there are six (6) findings that must be adopted prior to the Planning Commission approving the Variance. A discussion of the findings follows: SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 7 1. That exceptional or extraordinary conditions or circumstances exist which are peculiar to the land, structure, or building involved and which are not generally applicable to other lands, structures or buildings in the same vicinity and zone. The subject site is uniquely different from the other properties in the same zone and vicinity that have been developed with multi-family homes. The site is shallower than and not as big as the adjoining sites. In order to achieve the desired density and meet the setbacks, the applicant has created a design that must maximize the allowable height of the zone (35’ and three stories). In order to meet the variable height requirement, the building would need to be setback from the rear property line approximately 100’. If the parcel was as wide as it is deep, it would be larger and the applicant could have designed the townhomes to meet the requirement. It is staff’s opinion that this creates a unique circumstance that is peculiar to the land that is not generally applicable to others in the same vicinity and zone. 2. That the literal interpretation of the provisions of this article would deprive the applicant of rights under the terms of this article commonly enjoyed by other properties in the same vicinity and zone in which the property is located. In order to meet the requirements of the code, the applicant would have to reduce the number of units being built; whereas, other property owners in the same vicinity and zone have been allowed to build to their maximum allowed density. Staff analyzed how other properties were developed in the surrounding area, which includes all entitlements issued to the properties within the R-3 and R-3-O zones that are between Rives Ave and Pomering Rd. Of the 19 parcels (including the two subject parcels), nine have had some sort of a deviation approved as part of their entitlements. Most of these deviations are for the variable height and rear yard setback standards. Accordingly, it is staff’s opinion that the literal interpretation of the provisions of this article would deprive the applicant of rights under the terms of this article commonly enjoyed by other properties in the same vicinity and zone in which the property is located. 3. That exceptional or extraordinary conditions or circumstances do not result from the actions of the applicant. The configuration of the parcel exists and was not created by the applicant. In fact, the applicant is combining two parcels to increase the size and width of the development site. It is staff’s opinion that the extraordinary conditions or circumstances do not result from the actions of the applicant. 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands, structures, or buildings in the same vicinity and zone in which the property is located. As noted earlier in this report, staff analyzed how other properties were developed in the surrounding area, which includes all entitlements issued to the properties within the R-3 and R-3-O zones that are between Rives Ave and Pomering Rd. Of the 19 parcels (include the two subject parcels), nine have had some sort of a deviation approved as part of their entitlements. Most of these deviations are for the variable height and rear yard setback standards. Based on this analysis, it is staff’s opinion that approval of the variance will not grant a special privilege that is denied to other lands, structures, or buildings in the same vicinity and zone in which the property is located. SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 8 5. The granting of such variance will be in harmony and not adversely affect the General Plan of the City. It is an objective of the City’s Housing Element (Program 5) to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). By allowing the proposed project to be constructed there will be an increase in the housing inventory by seven units. Furthermore, it is a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” It is staff’s opinion that removal of the two older homes and construction of the newer townhomes will not only upgrade the subject site, but will serve to upgrade all the surrounding properties, as it will enhance the streetscape. For these reasons, staff is of the opinion that approval of the Variance is consistent with the goals, policies, programs, and land uses of applicable elements of the General Plan. 6. That the reasons set forth in the application justify the granting of the variance and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. The proposed project meets all development code standards, except the variable height requirements. To reduce the amount of deviation needed, the applicant pushed the buildings up to the front property line and reduced the width of each unit to the lowest amount feasible. This change brought the buildings further away from the rear property line, in which the variable height is measured. It is staff’s opinion that the applicant has done everything possible to reduce the need of the variance, while creating a project that is feasible for the project site. As such, staff feels that the variance is the minimum variance that will make possible the reasonable use of the land. Tentative Tract Map The following five (5) findings must be adopted in order to approve the Tentative Tract Map. A discussion of the findings follows: 1. That the proposed map is consistent with the General Plan. It is an objective of the City’s Housing Element (Program 5) to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). By allowing the proposed project to be constructed there will be an increase in the housing inventory by seven units. Furthermore, it is a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” It is staff’s opinion that removal of the two older homes and construction of the newer townhomes will not only upgrade the subject site, but will serve to upgrade all the surrounding properties, as it will enhance the streetscape. For these reasons, staff is of the opinion that approval of the Tentative Tract Map is consistent with the goals, policies, programs, and land uses of applicable elements of the General Plan. 2. That the site is physically suitable for the type and density of development. The subject site is a 19,470 square foot parcel, which exceeds the 10,000 square foot minimum lot size in the R-3-O zone. Based on the size of the parcel, under the current code, the applicant could construct up to 10 units; whereas he is only proposing nine units. It is staff’s opinion that the overall site plan has been designed to accommodate SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 9 the units, as well as sufficient parking, landscaping, and open space. Based on this, staff believes that the subject site is adequate to accommodate the R-3-O zoning, as well as the proposed development. 3. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is to allow a nine unit townhouse development. As part of the site design, the applicant is including community open space area. It is staff’s opinion that this amenity will encourage residents of the community to spend more time outdoors and live a more active lifestyle. As such, staff believes that approval of townhome will not cause serious public health problems. 4. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The existing site is improved with two single family residences. There are no public access easements through or across the site. Additionally, the City has reviewed the request and determined that the approval of the map will not conflict with utility easements on the site. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The existing site is improved with two single family residences, with landscaping being limited to ornamental and grass. There are no known areas within the City that host wildlife or their habitat, most particularly species identified as a candidate, sensitive, or special status species. As such, it is staff’s opinion that the proposed the project will not impact wildlife resources. CORRESPONDENCE As of the date that this report was printed, staff not has received any correspondence regarding this project. CONCLUSION Based on the analysis contained within this report, staff is concluding that construction of the nine townhomes will not create significant adverse impact to the area, provided that all conditions of approval are adhered to. Furthermore, as noted above, staff believes that all required findings can be made in a positive manner. As such, staff is recommending that the Planning Commission approve the Site Plan Review, Variance, and Tentative Tract Map (PLN- 13-00069), subject to the recommended conditions of approval. SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 10 Exhibits Location Aerial Photograph SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 11 500’ Radius Zoning SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 12 RESOLUTION NO. ___________ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING A SITE PLAN REVIEW, VARIANCE, AND TENTATIVE TRACT MAP (PLN-13-00069), THEREBY ALLOWING THE CONSTRUCTION OF NINE TOWNHOMES AND A DEVIATION TO THE VARIABLE HEIGHT REQUIREMENTS ON PROPERTY LOCATED AT 7634 STEWART AND GRAY RD, ZONED R-3-O (MULTI-FAMILY RESIDENTIAL, OWNERSHIP). 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 26, 2013 the applicant submitted an application requesting to construct nine units on the subject property. After a complete review of the request, staff deemed the application complete on April 25, 2013; and, B. On June 6, 2013, notice of the pending application published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, C. On June 19, 2013, the Planning Commission opened a public hearing on the matter, but due to an error in the newspaper advertisement, the Planning Commission continued the request to allow staff additional time to re-publish the notice. On June 20, 2013, notice of the public hearing was re-published in the Downey Patriot; and, D. The Planning Commission held a duly noticed public hearing on July 3, 2013, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearing adopted this resolution. SECTION 2. The Planning Commission further finds, determines and declares the environmental impact of the proposed development has been reviewed and has been found to be in compliance with the California Environmental Quality Act (CEQA) and is categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-Fill Development Projects). SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Tentative Tract Map, the Planning Commission further finds, determines and declares that: 1. That the proposed map is consistent with the General Plan. It is an objective of the City’s Housing Element (Program 5) to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). By allowing the proposed project to be constructed there will be an increase the housing inventory by seven units. Furthermore, it is a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Removal of the two older homes and construction of the newer townhomes will not only upgrade the subject site, but will serve to upgrade all the surrounding properties, as it will enhance the streetscape. For these reasons, approval of the Resolution No. Downey Planning Commission Tentative Tract Map is consistent with the goals, policies, programs, and land uses of applicable elements of the General Plan. 2. That the site is physically suitable for the type and density of development. The subject site is a 19,470 square foot parcel, which exceeds the 10,000 square foot minimum lot size in the R-3-O zone. Based on the size of the parcel, under the current code, the applicant could construct up to 10 units; whereas he is only proposing nine units. The overall site plan has been designed to accommodate the units, as well as sufficient parking, landscaping, and open space. 3. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is to allow a nine unit townhouse development. As part of the site design, the applicant is including community open space area. This amenity will encourage residents of the community to spend more time outdoors and live a more active lifestyle. 4. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The existing site is improved with two single family residences. There are no public access easements through or across the site. Additionally, the City has reviewed the request and determined that the approval of the map will not conflict with utility easements on the site. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The existing site is improved with two single family residences, with landscaping being limited to ornamental and grass. There are no known areas within the City that host wildlife or their habitat, most particularly species identified as a candidate, sensitive, or special status species. SECTION 4. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Site Plan Review, the Planning Commission further finds, determines and declares that: 1. The site plan is consistent with the goals and polices embodied in the General Plan and other applicable plans and policies adopted by the Council. It is an objective of the City’s Housing Element (Program 5) to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). By allowing the proposed project to be constructed there will be an increase the housing inventory by seven units. Furthermore, it is a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Removal of the two older homes and construction of the newer townhomes will not only upgrade the subject site, but will serve to upgrade all the surrounding properties, as it will enhance the streetscape. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. One of the purposes of the zoning code is to allow development of properties, while avoiding impacts of the adjoining area. More specifically, the intent of the R-3-O zone is to provide for the development of multiple- family residential living areas compatible with the neighborhood environment and outdoor recreation potential of the community. The proposed project will create a new SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 2 Resolution No. Downey Planning Commission nine unit townhome development to replace two aging single family homes. The applicant has designed the community in a manner that accomplishes all of the goals of the General Plan and Zoning Code, while avoiding significant impacts to the neighboring properties by utilizing proper site design, good architecture, and providing community open spaces. Furthermore, the proposed design will enhance the streetscape, thus providing a pleasing aspect to those driving on Stewart and Gray Rd. 3. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The applicant is proposing to use a Craftsman architectural style, which includes the use a cross gable roof; a combination of horizontal, vertical, and stucco siding; multi-paned windows and doors; and decorative brackets under the eaves. The architectural style will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and it augments the quality of the streetscape. 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The proposed site layout includes a single vehicle access with central driveway to all of the units that is wide enough to allow two way traffic and sufficient room for pedestrians. Notwithstanding this, the complex is only nine units, which typically does not generate excessive traffic that would create a hazard. Accordingly, the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets have been properly considered in this request. 5. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. In the City of Downey, there are a virtual plethora of architectural styles, particularly in this area. The proposed architecture is a Craftsman style, which includes the use a cross gable roof; a combination of horizontal, vertical, and stucco siding; multi-paned windows and doors; and decorative brackets under the eaves. After a review of other buildings in the area, it was noted that this style is not prevalent in the area. Nevertheless, it is the finished materials and colors being proposed by the applicant will allow the buildings to blend nicely with the architectural styles of the other buildings. Therefore, the proposed architectural style is neither dissimilar nor monotonous from other buildings in the area and that this project will upgrade the overall appearance of the site and, in turn, improve the community appearance. 6. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. Currently, the subject site is improved with two single-family homes that were built in the 1950’s, which have a chain link fence along their frontages. By approving the project the existing homes will be replaced with new townhomes that will serve to upgrade the site, as well as surrounding properties. Furthermore, this project will result in an aesthetically pleasing streetscape with new architecture, landscaping, and elimination of the chain link fences. This development will promote the public health, safety, and welfare of those who work or reside in the area. SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 3 Resolution No. Downey Planning Commission 7. 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. As part of this project several conditions of approval have been included to require the use of graffiti resistant materials in the construction of the building. Should any graffiti appear on the site, an additional condition of approval has been included to have the applicant have it removed within 48 hours of application. With these conditions, staff feels that the design features will include be in accordance with Section 4960 of the Municipal Code. SECTION 5. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Variance, the Planning Commission further finds, determines and declares that: 1. That exceptional or extraordinary conditions or circumstances exist which are peculiar to the land, structure, or building involved and which are not generally applicable to other lands, structures or buildings in the same vicinity and zone. The subject site has a uniquely different from the other properties in the same zone and vicinity that have been developed with multi-family homes. The site is shallower than and not as big as the adjoining sites. In order to achieve the desired density and meet the setbacks, the applicant has created a design that must maximize the allowable height of the zone (35’ and three stories). In order to meet the variable height requirement, the applicant would need to be setback from the rear property line approximately 100’. If the parcel was as wide as it is deep, it would be larger and the applicant could have designed the townhomes to meet the requirement. This creates a unique circumstance that is peculiar to the land that is not generally applicable to others in the same vicinity and zone. 2. That the literal interpretation of the provisions of this article would deprive the applicant of rights under the terms of this article commonly enjoyed by other properties in the same vicinity and zone in which the property is located. In order to meet the requirements of the code, the applicant would have to reduce the number of units being built; whereas, other property owners in the same vicinity and zone have been allowed to build to their maximum allowed density. An analysis was conducted of all entitlements issued to the properties within the R-3 and R-3-O zones that are between Rives Ave and Pomering Rd. Of the 19 parcels (include the two subject parcels), nine have had some sort of a deviation approved as part of their entitlements. Most of these deviations are for the variable height and rear yard setback standards. Accordingly, the literal interpretation of the provisions of this article would deprive the applicant of rights under the terms of this article commonly enjoyed by other properties in the same vicinity and zone in which the property is located. 3. That exceptional or extraordinary conditions or circumstances do not result from the actions of the applicant. The configuration of the parcel exists and was not created by the applicant. In fact, the applicant is combining two parcels to increase the size and width of the development site. 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands, structures, or buildings in the same vicinity and zone in which the property is located. An analysis was conducted of all entitlements issued to the properties within the R-3 and R-3-O zones that are between Rives Ave and Pomering Rd. Of the 19 parcels (include the two subject parcels), nine SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 4 Resolution No. Downey Planning Commission have had some sort of a deviation approved as part of their entitlements. Most of these deviations are for the variable height and rear yard setback standards. Based on this analysis, approval of the variance will not grant a special privilege that is denied to other lands, structures, or buildings in the same vicinity and zone in which the property is located. 5. The granting of such variance will be in harmony and not adversely affect the General Plan of the City. It is an objective of the City’s Housing Element (Program 5) to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). By allowing the proposed project to be constructed there will be an increase the housing inventory by seven units. Furthermore, it is a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Removal of the two older homes and construction of the newer townhomes will not only upgrade the subject site, but will serve to upgrade all the surrounding properties, as it will enhance the streetscape. 6. That the reasons set forth in the application justify the granting of the variance and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. The proposed project meets all development code standards, except the variable height requirements. To reduce the amount of deviation needed, the applicant pushed the buildings up to the front property line and reduced the width of each unit to the lowest amount feasible. This change brought the buildings further away from the rear property line, in which the variable height is measured. The applicant has done everything possible to reduce the need of the variance, while creating a project that is feasible for the project site. SECTION 6. Based upon the findings set forth in Sections 1 through 5 of this Resolution, the Planning Commission of the City of Downey hereby approves the Tentative Tract Map, Site Plan Review, and Variance (PLN-13-00069), subject to 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. SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 5 Resolution No. Downey Planning Commission SECTION 7. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 3rd day of July, 2013. Louis Morales, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 3rd day of July, 2013, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 6 Resolution No. Downey Planning Commission TENTATIVE TRACT MAP NO 72667, SITE PLAN REVIEW AND VARIANCE (PLN-13-00069) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Tentative Tract Map No. 72667, Site Plan Review, and Variance (PLN-13-00069) allows for the construction of a of nine unit townhouse development and to deviation from Municipal Code Section 9534.24 (Variable Height). The units shall be 1,542 square feet and shall have a two car enclosed garage. 2) Approval of this Tentative Tract Map No. 72667, Site Plan Review, and Variance (PLN- 13-00069) 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 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. 4) 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. 5) Prior to the issuance of building and/or grading permits, the Final Tract Map shall be approved by the City and recorded with the County of Los Angeles. 6) Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday. There shall be no construction on the site outside of these hours. 7) All lights on the property shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and the public right-of-way. 8) The approved architectural style shall be Craftsman, as noted in the approved plans. The finished color and material shall be as follows: Finished Material and Color Material Color Stucco Sherwin Williams – Pure White (SW 7005) Lap and Board & Batten siding Sherwin Williams – Unique Gray (SW 6260) SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 7 Resolution No. Downey Planning Commission Fascia, corbels, and other trim on lap and board & batten siding Sherwin Williams – Pure White (SW 7005) Trim on stucco Sherwin Williams – Unique Gray (SW 6260) Garage Doors Sherwin Williams – Unique Gray (SW 6260) Entry Doors Sherwin Williams – Slate Tile (SW 7624) Roof G.A.F. – Timberline – Charcoal Changes to the facades and/or colors shall be subject to the review and approval of the City Planner. 9) There shall be no roof mounted equipment permitted at any time. 10) All buildings and walls shall be finished with graffiti resistant materials. Prior to the issuance of building permits, the applicant shall demonstrate to the satisfaction of the City Planner, that the finished materials will comply with this requirement. 11) Any graffiti applied to the site shall be removed within 48 hours. 12) The applicant shall comply with the art in public places requirements set forth in Downey Municipal Code 8950 et seq. 13) Prior to the issuance of building permits, the applicant shall obtain approval from the City Planner of all landscaping. The size and number of landscaping shall meet the requirements of Municipal Code Section 9520. The mature trees (36” and 48” box trees) shall be planted along the rear property line to screen the view of the building from the neighboring property. Trees that have large canopies and maintain foliage year round shall be preferential for the trees along the rear property line. All landscape shall be installed and permanently maintained. 14) All above grade back-flow preventers, check valves, and transformers shall be painted green and screened from view from the public right-of-way. 15) The applicant shall comply will the following construction provisions of the Mitigation Monitoring Program adopted for the General Plan EIR (SCH 2004031159): a) Future development projects shall include suppression measures for fugitive dust and those associated with construction equipment in accordance with SCAQMD Rule 403 and other AQMD requirements. Prior to issuance of each grading or demolition permit, the project property owner/developer shall obtain the appropriate permits from the SCAQMD and submit them to the City. b) Future development projects shall adhere to the requirements of SCAQMD Rule 1403 (Asbestos Emissions for Demolition / Renovation Activities) for projects where demolition is anticipated. c) Water all active construction areas at least twice daily. d) Cover all haul trucks or maintain at least two feet of freeboard. e) Pave or apply water four times daily to all unpaved parking or staging areas f) Sweep or wash any site access points within 30 minutes of any visible dirt deposition on any public roadway. g) Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material h) Suspend all operations on any unpaved surface if winds exceed 25 mph SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 8 Resolution No. Downey Planning Commission i) Hydroseed or otherwise stabilize any cleared area which is to remain inactive for more than 96 hours after clearing is completed. j) Require 90-day low-NOX tune-ups for off-road equipment. k) Limit allowable idling to 10 minutes for trucks and heavy equipment l) Limit individual construction sites to less than 10 acres for extended, continuous construction. m) Encourage car pooling for construction workers. n) Wet down or cover dirt hauled off-site. o) Encourage receipt of materials during non-peak traffic hours 16) All walls on the property shall be stucco or decorative block, as approved by the City Planner. 17) Prior to the final of building permits, the applicant shall record CC&R’s on the property to govern the maintenance, repair, and improvement of all common areas. This shall include, but may not be limited to, the landscaping, all utilities, exterior of buildings, exterior lighting, internal streets and walkways, and pool area. Additionally, the CC&R’s shall require all trash receptacles to be stored in the garages of the units (except during pick up day), require all garages be maintained in a manner to accommodate two vehicles at all times, and require all guest parking spaces be duly marked and not assigned to the residents. CC&R’s shall run with the land and shall not expire. Prior to the recording of the CC&R’s, the applicant shall submit the CC&R’s to the City Attorney for review and approval. A copy of the recorded CC&R’s shall be provided to the City Planner to be included with the project file. 18) The entrance on Gallatin shall have an enhanced paving (pavers or stamped color concrete). The City Planner shall review and approval final enhanced paving prior to installation. 19) There shall be no gate across the driveway. BUILDING 20) All construction shall comply with the 2010 California Building Code and Title 24 of the California Energy Code. 21) Prior to the commencement of construction, the applicant shall obtain all required permits. Additionally, the applicant shall obtain all necessary inspections and permit final prior to beginning operation of the site. PUBLIC WORKS 28) The owner/applicant shall install one new 9500-lumen high-pressure sodium street lights with full-cutoff fixture optics on new marbelite standard with underground service along the property frontage. The applicant shall also remove the existing street light on wood pole. Prior to the installation of the lights, the applicant shall obtain all necessary permits for the Engineering Division. 29) The owner/applicant hereby consents to the annexation of the property into the Downey City Lighting Maintenance District in accordance with Division 15 of the Streets and Highways Code, and to incorporation or annexation into a new or existing Benefit Assessment or Municipal Improvement District in accordance with Division 10 and SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 9 Resolution No. Downey Planning Commission Division 12 of the Streets and Highways Code and/or Division 2 of the Government Code of the State of California. 30) All onsite utilities shall be installed underground. 31) 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. 32) The owner/applicant shall submit an engineered grading plan and/or hydraulic calculations and site drainage plan 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, catch basins, pedestrian ramps); the width and location of all existing and proposed easements, the dimensions and location of proposed dedications; 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, including the gross square footage of the building, and its disposition. 33) The owner/applicant shall construct/install curb, gutter, sidewalk, disabled ramps, portland cement concrete driveway approaches, street trees (24-inch box with 2-inch diameter trunk), and pavement along all property frontage to the standards of the Department of Public Works. Broken, uneven, or sub-standard curb, gutter, sidewalk, driveway, disabled ramps and pavement, shall be 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 grading plan. The owner/applicant shall obtain all necessary plan approvals and permits and 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. 34) All driveway approaches shall be as wide as the driveway or parking aisle they serve. All unused driveways shall be removed and reconstructed with full-height curb, gutter and sidewalk. 35) The owner/applicant shall install pavement, which consists of a minimum section of 4” thick aggregate base, and a minimum 2-1/2” thick asphalt concrete pavement. 36) All areas within the scope of work of this project shall comply with the National Pollutant Discharge Elimination System (NPDES) requirements of the Federal Clean Water Act; the General Construction Activities Stormwater Permit (GCASP) of the State, the Stormwater Quality Management Plan (SQMP) of the Los Angeles County Department of Public Works, and Ordinance 1142 of the Downey Municipal Code. 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 SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 10 Resolution No. Downey Planning Commission first 0.75 inches allowed to overflow by underground drains to an existing Los Angeles County Public Works storm drain 37) The owner/applicant shall install a sewer main and sewer lateral (to the front property line), and shall provide that the design and improvements of sewers shall be to the standards of the City Engineering Division. Septic systems are not acceptable. 38) The owner/applicant shall provide that all construction graffiti created as part of this project in the public right of way to be removed. 39) The owner/applicant shall submit a recorded mylar copy of the final map, a digital AutoCAD format file (AutoCAD 2000 or later) and scanned, uncompressed TIFF images of Tract Map on a CD-ROM media. 40) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each unit. 41) The owner/applicant shall furnish and install a (min. 1-inch) dedicated water service line, meter, and meter box for the landscaping irrigation system. 42) 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. 43) The owner/applicant shall confirm availability of adequate fire flow and pressure in accordance with the Department of Public Works and Downey Fire Department requirements. 44) The owner/applicant shall furnish and install the public potable water improvements, including extension and/or replacement of existing mains and associated facilities, necessary to provide adequate fire flow and pressure to the site. 45) 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 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 it. 46) The owner/applicant shall provide and record utility easement(s) for access to, and inspection and maintenance of, public water lines, meters and appurtenances, and backflow devices. 47) 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. 48) The owner/applicant shall identify the point(s) of connection for the sanitary sewer SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 11 Resolution No. Downey Planning Commission SPR, VAR, TTM (PLN-13-00069) – Stewart and Gray Rd July 3, 2013 - Page 12 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). 49) The owner/applicant shall furnish and install the public sanitary sewer improvements, including extension and/or replacement of existing mains and associated facilities, necessary to provide adequate capacity for the site as approved by the Department of Public Works and CSDLAC. 50) The owner/applicant is responsible for coordinating with, and payment(s) to the City and CSDLAC for all sanitary sewer connection and capacity charges. FIRE DEPARTMENT 58) Plans to be submitted through Building and Safety and shall comply with 2010 California Fire Code, 2010 California Building Code, current Downey Municipal Code Ordinances and any other pertinent requirements to be determined at time of plan submission and review. 59) A fire sprinkler system and a fire alarm system shall be installed. Approval of the sprinkler and alarm systems shall be done through a ‘Deferred Submittal” in which additional requirements to meet the code may be added. 60) All fire lanes shall be clearly identified including the use of red curbs and signs. All fire access shall require turn around area for fire apparatus, as approved by the Fire Chief. REVISIONS ISSUE DATE 2/26/13 A-1.1 Pr o j e c t 9- u n i t T O W N H O M E P R O J E C T 76 4 0 - 7 6 3 4 S T E W A R T & G R A Y R O A D DO W N E Y , C A Ow n e r BO N A N N I D E V E L O P M E N T 56 2 2 R E S E A R C H D R I V E HU N T I N G T O N B E A C H , C A 9 2 6 4 9 71 4 - 8 9 2 - 0 1 2 3 Ar c h i t e c t 34 5 0 E . S p r i n g S t . , S t e . 1 1 8 L o n g B e a c h , C A 9 0 8 0 6 56 2 . 9 8 8 . 1 1 7 4 A-3.2 A-3.2 St e w a r t & G r a y R o a d Conceptual Site Plan scale: 1/8"=1'-0" Unit #1Unit #2Unit #3Unit #4Unit #5 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' guest 2 guest 5 property line 193.74' property line 195.21' pr o p e r t y l i n e 1 0 0 . 1 0 ' pr o p e r t y l i n e 1 0 0 . 0 5 ' trash enclosure van accessible loading aisle accessible parking stall guest 1 guest 3 landscape area 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' plan 1 3-story plan 1 3-story plan 1 3-story plan 1 3-story plan 1 3-story 6' high block wall 6' h i g h b l o c k w a l l 6' h i g h b l o c k w a l l 42" high block wall 42" high block wall landscape area 6' f e n c e concrete driveway concrete driveway guest 4 6' f e n c e 2nd ﬂoor above 2nd ﬂoor above 6' f e n c e unit access stair-landing pl a n t e r planterplanterplanterplanter 6' f e n c e 6' f e n c e 6' f e n c e Unit #8Unit #7 Unit #9Unit #6 plan 1 3-story plan 1 3-story plan 1 3-story plan 1 3-story 6' f e n c e 6' f e n c e 2nd ﬂoor above 2nd ﬂoor above landscape area common open space 2,815 sq.ft. landscape area landscape area landscape area 6' high block wall 6' high block wall R-1 ZONE R-3 ZONE R-3 ZONE 20'x150' max. ﬁre dept. access without turnaround Bldg. A Bldg. CBldg. B variable height line elevation unit access stair-landing2nd ﬂoor above private patio 175 sq.ft. unit access stair-land'g unit access stair-land'g unit access stair-land'g private patio 175 sq.ft.6' f e n c e 6' f e n c e unit access stair-land'g unit access stair-land'g 6' h i g h b l o c k w a l l transformer pl a n t e r pl a n t e r pl a n t e r pl a n t e r pl a n t e r pl a n t e r pl a n t e r pl a n t e r stamped concrete pavers private patio 175 sq.ft. ac unit ac unit private patio 175 sq.ft. private patio 175 sq.ft. ac unit ac unit private patio 175 sq.ft. ac unit private patio 175 sq.ft. private patio 175 sq.ft. private patio 175 sq.ft. ac unit ac unit ac unit ac unit recreation area w/bbq & tables 30 ' - 0 " 10 0 ' - 0 1 2" 17 ' - 0 1 2" 18 ' - 0 " 30 ' - 0 " 18 ' - 0 " 17 ' - 0 " 193'-9" 195'-2 1 2" 30 ' - 0 " 10 0 ' - 0 " 5' - 0 " 15'-0"min.setback 18 ' - 0 " 17 ' - 0 " 7' - 6 " 8'-6" 24 ' - 0 " c l e a r t o s k y 24 ' - 0 " c l e a r t o s k y 24 ' - 0 " 15'-0"132'-9"46'-0" (3-story rear setback) 18'-5"3'-10 1 2"10'-0"10'-0"3'-0"20'-8"11'-10"41'-5"11'-10"41'-5"5'-11" 30 ' - 0 " 5' - 0 " 20 ' - 0 " 5' - 0 " 30 ' - 0 " 5' - 0 " 48'-7 1/2" (3-story setback)53'-2 1 2"24'-0"53'-2 1 2"16'-1 1 2" 10'-0"10'-0"3'-0"5'-11"41'-5"5'-11"3'-0"10'-0"8'-0"3'-0"5'-11"41'-5"5'-11" 25 ' - 0 " 25 ' - 0 " 15'-1" 133'-0 1 2" 17'-2 1 2" project data Lot area: 19,470 sq. ft. (0.47 acres) Zone: R-3-O Lot area per dwelling unit: 19,470 sq. ft. / 9-units = 2,163 sq.ft./unit Lot coverage: 6.309 sq. ft. (32%) < 9,735 sq. ft. (50%) max. allowed Usable open space: 200 sq.ft. x 9 = 1,800 sq.ft. (required) Common open space: (395+2,815) = 3,210 sq.ft. (356 sq. ft./unit) Plan 1 (9-units): 1,542 sq.ft. / unit Dwelling unit size: 3-bedrm = 1,000 sq.ft. (min. required) Residential parking requirements 2.0 garage spaces x 9 = 18-covered spaces (required) 0.5 guest spaces x 9 = 4.5-open spaces (required) 9/2-car garages = 18-covered spaces (proposed) 5-open spaces (proposed) Total off-street parking: 23 spaces (proposed) Building height: 34'-9" < 35'-0" max. allowed REVISIONS ISSUE DATE 2/26/13 A-2.1 Pr o j e c t 9- u n i t T O W N H O M E P R O J E C T 76 4 0 - 7 6 3 4 S T E W A R T & G R A Y R O A D DO W N E Y , C A Ow n e r BO N A N N I D E V E L O P M E N T 56 2 2 R E S E A R C H D R I V E HU N T I N G T O N B E A C H , C A 9 2 6 4 9 71 4 - 8 9 2 - 0 1 2 3 Ar c h i t e c t 34 5 0 E . S p r i n g S t . , S t e . 1 1 8 L o n g B e a c h , C A 9 0 8 0 6 56 2 . 9 8 8 . 1 1 7 4 2-car garage 20'0"x20'0" 2-car garage 20'0"x20'0" 2-car garage 20'0"x20'0" 2-car garage 20'0"x20'0" 2-car garage 20'0"x20'0" twhtwhtwhtwhtwh bedrm 4 9'0"x10'0" bedrm 4 9'0"x10'0" bedrm 4 9'0"x10'0" bedrm 4 9'0"x10'0" bedrm 4 9'0"x10'0" bath 4bath 4bath 4bath 4bath 4 unit #1 plan 1 unit #2 plan 1 unit #3 plan 1 unit #4 plan 1 unit #5 plan 1 upupupupup 133'-01/2" 26'-61/2"26'-61/2"26'-61/2"26'-61/2"26'-61/2" 30 ' - 0 " 3' - 0 " 5' - 1 0 " 15 ' - 6 " 6' - 5 " 18'-61/2"18'-61/2"18'-61/2"18'-61/2"18'-61/2"8'-0"8'-0"8'-0"8'-0"8'-0" 30 ' - 0 " 1' - 6 " 1' - 6 " 20'-8"11'-10"11'-10"20'-8"20'-8"20'-8"20'-8"5'-11" Bldg. A: First Floor Plan scale: 3/16"=1'-0" living 13'0"x15'0" living 13'0"x15'0" living 13'0"x15'0" living 13'0"x15'0" living 13'0"x15'0" refrefrefrefref bedrm 3 10'10"x11'6" bedrm 3 10'10"x11'6" bedrm 3 10'10"x11'6" bedrm 3 10'10"x11'6" bedrm 3 10'10"x11'6" bath 3bath 3bath 3bath 3bath 3 unit #2 plan 1 unit #2 plan 1 unit #3 plan 1 unit #4 plan 1 unit #5 plan 1 upupupupup dndndndndn dndndndndn kitchen 9'8"x10'3" kitchen 9'8"x10'3" kitchen 9'8"x10'3" kitchen 9'8"x10'3" kitchen 9'8"x10'3" dining 9'0"x10'0" dining 9'0"x10'0" dining 9'0"x10'0" dining 9'0"x10'0" dining 9'0"x10'0" ppppp dwdwdwdwdw entryentryentryentryentry 133'-01/2" 26'-61/2"26'-61/2"26'-61/2"26'-61/2"26'-61/2" 33 ' - 0 " 5' - 1 0 " 15 ' - 6 " 6' - 5 " 18'-61/2"18'-61/2"18'-61/2"18'-61/2"18'-61/2"8'-0"8'-0"8'-0"8'-0"8'-0" 31 ' - 6 " 1' - 6 " 10'-7"12'-2"8'-1"12'-2"21'-3"12'-2"8'-1"12'-2"21'-3"12'-2"4'-0" Bldg. A: Second Floor Plan m.bedrm 13'0"x15'0" m.bedrm 13'0"x15'0" m.bedrm 13'0"x15'0" m.bedrm 13'0"x15'0" m.bedrm 13'0"x15'0" washwashwashwashwash bedrm 2 10'10"x11'6" bedrm 2 10'10"x11'6" bedrm 2 10'10"x11'6" bedrm 2 10'10"x11'6" bedrm 2 10'10"x11'6"bath 2bath 2bath 2bath 2bath 2 unit #1 plan 1 unit #2 plan 1 unit #3 plan 1 unit #4 plan 1 unit #5 plan 1 dndndndndn drydrydrydrydry walk-inwalk-inwalk-inwalk-inwalk-in walk-inwalk-inwalk-inwalk-inwalk-in m. bath m. bath m. bath m. bath m. bath 133'-01/2" 26'-61/2"26'-61/2"26'-61/2"26'-61/2"26'-61/2" 33 ' - 0 " 5' - 1 0 " 11 ' - 1 0 " 11 ' - 8 " 18'-61/2"18'-61/2"18'-61/2"18'-61/2"18'-61/2"8'-0"8'-0"8'-0"8'-0"8'-0" 27 ' - 0 " 1' - 6 " 3' - 0 " 1' - 6 " 2' - 2 " 1' - 6 " 5'-8"11'-5"5'-8"8'-1"5'-8"11'-5"11'-5"11'-5"5'-8"8'-1"5'-8"11'-5"11'-5"11'-5"5'-8"4'-0" Bldg. A: Third Floor Plan REVISIONS ISSUE DATE 2/22/13 A-2.2 Pr o j e c t 9- u n i t T O W N H O M E P R O J E C T 76 4 0 - 7 6 3 4 S T E W A R T & G R A Y R O A D DO W N E Y , C A Ow n e r BO N A N N I D E V E L O P M E N T 56 2 2 R E S E A R C H D R I V E HU N T I N G T O N B E A C H , C A 9 2 6 4 9 71 4 - 8 9 2 - 0 1 2 3 Ar c h i t e c t 34 5 0 E . S p r i n g S t . , S t e . 1 1 8 L o n g B e a c h , C A 9 0 8 0 6 56 2 . 9 8 8 . 1 1 7 4 2-car garage 20'0"x20'0" 2-car garage 20'0"x20'0" twh twh bedrm 4 9'0"x10'0" bedrm 4 9'0"x10'0"bath 4 bath 4 unit #6+8 plan 1 unit #7+9 plan 1 up up 26'-61/2"26'-61/2" 30 ' - 0 " 30 ' - 0 " 3' - 0 " 3' - 0 " 5' - 1 0 " 5' - 1 0 " 15 ' - 6 " 15 ' - 6 " 6' - 5 " 6' - 5 " 18'-61/2"18'-61/2"8'-0"8'-0" 20'-8"20'-8"5'-11" Bldgs B+C: First Floor Plan scale: 3/16"=1'-0" 53'-21/2" living 13'0"x15'0" living 13'0"x15'0" ref ref bedrm 3 10'10"x11'6" bedrm 3 10'10"x11'6" bath 3 bath 3 unit #6+8 plan 1 unit #7+9 plan 1 up up dn dn dn dn kitchen 9'8"x10'3" kitchen 9'8"x10'3" dining 9'0"x10'0" dining 9'0"x10'0" p p dw dw entry entry 26'-61/2"26'-61/2" 33 ' - 0 " 33 ' - 0 " 5' - 1 0 " 5' - 1 0 " 15 ' - 6 " 15 ' - 6 " 6' - 5 " 6' - 5 " 18'-61/2"18'-61/2"8'-0"8'-0" 21'-3"12'-2"12'-2"4'-0"4'-0" 53'-21/2" Bldgs B+C: Second Floor Plan m.bedrm 13'0"x15'0" m.bedrm 13'0"x15'0" wash wash bedrm 2 10'10"x11'6" bedrm 2 10'10"x11'6" bath 2 bath 2 unit #6+8 plan 1 unit #7+9 plan 1 dn dn dry dry walk-in walk-in walk-in walk-in m. bath m. bath 26'-61/2"26'-61/2" 33 ' - 0 " 33 ' - 0 " 5' - 1 0 " 5' - 1 0 " 11 ' - 1 0 " 11 ' - 1 0 " 11 ' - 8 " 11 ' - 8 " 18'-61/2"18'-61/2"8'-0"8'-0" 2' - 2 " 2' - 2 " 1' - 6 " 1' - 6 " 11'-5"11'-5"11'-5"5'-8"5'-8"4'-0"4'-0" 53'-21/2" Bldgs B+C: Third Floor Plan REVISIONS ISSUE DATE 2/22/13 A-3.1 Pr o j e c t 9- u n i t T O W N H O M E P R O J E C T 76 4 0 - 7 6 3 4 S T E W A R T & G R A Y R O A D DO W N E Y , C A Ow n e r BO N A N N I D E V E L O P M E N T 56 2 2 R E S E A R C H D R I V E HU N T I N G T O N B E A C H , C A 9 2 6 4 9 71 4 - 8 9 2 - 0 1 2 3 Ar c h i t e c t 34 5 0 E . S p r i n g S t . , S t e . 1 1 8 L o n g B e a c h , C A 9 0 8 0 6 56 2 . 9 8 8 . 1 1 7 4 Bldg. A: South Elevation facing R-3 zone Bldg. A: North-Driveway Elevation Bldg. C: East-Street ElevationBldg. A: West Elevation facing R-1 zone Bldg. A: East-Street Elevation pr o p . l i n e 15 deg. variable height lin e 6' - 0 " 8" 8' - 1 " 9' - 1 " 2nd ﬂoor top plate top plate 3rd ﬂoor top of slab ﬁnish grade top plate 8" 8' - 1 " 9' - 1 " 8' - 7 " 2nd ﬂoor top plate top plate 3rd ﬂoor top of slab ﬁnish grade top plate 34 ' - 7 " m a x . b l d g . h t . roof peak 8" 8' - 1 " 9' - 1 " 8' - 7 " 2nd ﬂoor top plate top plate 3rd ﬂoor top of slab ﬁnish grade top plate 8' - 7 " 8" 8' - 1 " 9' - 1 " 2nd ﬂoor top plate top plate 3rd ﬂoor top of slab ﬁnish grade top plate 8' - 7 " 4' - 1 0 " entry landing transom window 16'x7' roll-up garage door w/ plaster foam trip typ. entry steps wood rail w/pickets ﬂat conc. tile roof 5:12 slope wood fascia typ. exterior plaster typ. HardiPlank lap siding smooth typ. vinyl window w/4"Harditrim board typ. wood rail w/pickets at entry steps 8"Harditrim board typ. deco. wood corbel typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. furred plaster ﬁn typ. HardiPlank vertical siding smooth typ. vinyl window w/4"plaster foam trim typ. vinyl window w/4"Harditrim board typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. exterior plaster typ. HardiPlank lap siding smooth typ. vinyl window w/4"plaster foam trim typ. 8"Harditrim board typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. 6' high block wall typ. HardiPlank lap siding smooth typ. HardiPlank vertical siding smooth typ. vinyl window w/4"Harditrim board typ. inset vinyl window typ. furred plaster ﬁn typ. french door w/4"plaster foam trim vinyl window w/4"plaster foam trim typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. HardiPlank lap siding smooth typ. HardiPlank vertical siding smooth typ. exterior plaster typ. wood rail w/pickets at entry steps vinyl window w/4"Harditrim board typ. deco. entry door deco. wood corbel typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. HardiPlank vertical siding smooth typ. REVISIONS ISSUE DATE 2/22/13 A-3.2 Pr o j e c t 9- u n i t T O W N H O M E P R O J E C T 76 4 0 - 7 6 3 4 S T E W A R T & G R A Y R O A D DO W N E Y , C A Ow n e r BO N A N N I D E V E L O P M E N T 56 2 2 R E S E A R C H D R I V E HU N T I N G T O N B E A C H , C A 9 2 6 4 9 71 4 - 8 9 2 - 0 1 2 3 Ar c h i t e c t 34 5 0 E . S p r i n g S t . , S t e . 1 1 8 L o n g B e a c h , C A 9 0 8 0 6 56 2 . 9 8 8 . 1 1 7 4 Bldg. A: North Elevation facing R-3 zone Bldg. B + C: South-Driveway Elevation Bldg. B: East + Bldg. C: Steet ElevationBldg. B + C: West Elevation pr o p . l i n e 15 deg. variable height lin e 6' - 0 " 8" 8' - 1 " 9' - 1 " 8' - 7 " 2nd ﬂoor top plate top plate 3rd ﬂoor top of slab ﬁnish grade top plate 34 ' - 7 " m a x . b l d g . h t . roof peak 8" 8' - 1 " 9' - 1 " 2nd ﬂoor top plate top plate 3rd ﬂoor top of slab ﬁnish grade top plate 8' - 7 " 8" 8' - 1 " 9' - 1 " 2nd ﬂoor top plate top plate 3rd ﬂoor top of slab ﬁnish grade top plate 8' - 7 " 4' - 1 0 " entry landing ﬂat conc. tile roof 5:12 slope wood fascia typ. exterior plaster typ. HardiPlank lap siding smooth typ. vinyl window w/4"Harditrim board typ. wood rail w/pickets at entry steps 8"Harditrim board typ. deco. wood corbel typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. furred plaster ﬁn typ. HardiPlank vertical siding smooth typ. vinyl window w/4"plaster foam trim typ. vinyl window w/4"Harditrim board typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. 6' high block wall typ. HardiPlank lap siding smooth typ. HardiPlank vertical siding smooth typ. vinyl window w/4"Harditrim board typ. inset vinyl window typ. furred plaster ﬁn typ. exterior plaster typ. french door w/4"plaster foam trim vinyl window w/4"plaster foam trim typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. transom window ﬂat conc. tile roof 5:12 slope wood fascia typ. HardiPlank vertical siding smooth typ. exterior plaster typ. wood rail w/pickets at entry steps deco. entry door 16'x7' roll-up garage door w/ plaster foam trip typ. entry steps HardiPlank lap siding smooth typ. deco. wood corbel typ. ﬂat conc. tile roof 5:12 slope wood fascia typ. HardiPlank vertical siding smooth typ. vinyl window w/4"plaster foam trim typ.