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HomeMy WebLinkAbout4. PLN-14-00240 - 9515 Lakewood (Crossroads)DATE: MAY 20, 2015 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER PREPARED BY: DAVID BLUMENTHAL, SENIOR PLANNER SUBJECT: PLN-14-00240 (SITE PLAN REVIEW, CONDITIONAL USE PERMIT, AND MITIGATED NEGATIVE DECLARATION) – A REQUEST TO PARTIALLY DEMOLISH AND REMODEL THE REMAINING PORTIONS OF THE BUILDINGS, AND CONSTRUCT A NEW 3,011 BUILDING FOR A NEW COMMERCIAL DEVELOPMENT (DOWNEY CROSSROADS) LOCATION: 9515 LAKEWOOD BLVD ZONING: C-2 (GENERAL COMMERCIAL) AND P-B (PARKING BUFFER) REPORT SUMMARY The proposed development will occur on property that was formally occupied by a new car dealership (Downey Lincoln/Mercury). The project will include demolishing 31,533 square feet of the existing floor area and remodeling the remaining 28,254 square feet of floor area, which includes a façade enhancement to the building. In addition to the remodel/façade enhancement, the applicant will construct a new 3,011 s.f. restaurant with a drive-thru lane. Based on the analysis contained in this report and the attached Initial Study of Environmental Impacts, staff is recommending the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (PLN- 14-00240), THEREBY APPROVING THE DOWNEY CROSSROADS PROJECT, A MULTI-TENANT COMMERCIAL CENTER THAT HAS A DRIVE-THRU RESTAURANT WITH AN OUTDOOR EATING AREA ON PROPERTY LOCATED AT 9516 LAKEWOOD BLVD, ZONED C-2 (GENERAL COMMERCIAL) AND P-B (PARKING BUFFER). BACKGROUND The subject site is 3.56-acre irregular shaped parcel that is located on the southwest corner of Lakewood Blvd and Gallatin Road. The parcel frontage along Lakewood Blvd measures 451 feet and 394 f eet along Gallatin Road. Vehicle and pedestrian access to the site is available Agenda Page 1 through multiple drive approaches on both Lakewood Blvd and Gallatin Rd. The property has a General Plan Land Use Designation of General Commercial. The majority of the parcel it zoned C-2 (General Commercial); however, a small portion on the southwest corner is zoned P-B (Parking Buffer). It should be noted that the site is currently comprised of three separate parcels. Accordingly, staff has recommended a condition of approval that requires the applicant to obtain approval of a parcel map to combine the lots into a single parcel prior to the issuance of building permits. The project site was formerly occupied by a new car dealership (Downey Lincoln Mercury), which ceased operation in 2009. While the first building was constructed on the site in 1958, most of the current structures were built in the 1960’s. The site is currently developed with a 57,664 square foot building that housed the showroom, offices, and repair facilities and another 2,123 square foot building that was used as additional showroom. The remainder of the site is paved and was previously used for vehicle storage and display area. View of property from Lakewood and Gallatin To the west of the project site are residential properties that include single and multi-family homes. The north side of the site is bounded by Gallatin Road. Across Gallatin Road (northwest corner of Lakewood and Gallatin) is a commercial development that includes a restaurant and a small office building. This commercial development is surrounded by a 46 unit townhome development. South of the project site are various commercial businesses, including a used car sales business and offices. The west side of the project site is bounded by Lakewood Blvd. Across Lakewood is a vacant new car dealership. However, the City of Downey has a pending project for this site called ‘The Commons at Gallatin’. The Commons project involves demolishing all of the buildings on site and constructing two new buildings to accommodate several restaurant uses. A multitenant shopping center, The Marketplace at Gallatin Road, exists on the northeast corner of Lakewood Blvd. and Gallatin Rd. On November 24, 2014, the applicant submitted a request for the Site Plan Review and Conditional Use Permit to allow the project. As part of the application review, staff initiated a peer review of the proposed architecture with ‘Studio One Eleven’, an architecture, landscape, and urban design studio within the world renowned architectural firm ‘Perkowitz and Ruth’. A detailed discussion of the peer review is contained later in this report. On February 11, 2015, the applicant attended a neighborhood watch meeting to present the project to the neighbors. Staff was in attendance at this meeting. Although it is not a required component of the application process, the applicant wanted to elicit feedback from the Agenda Page 2 neighbors on the project. The neighbors expressed concerns about traffic, parking, security, and had questions about the proposed tenants. On April 16, 2015, the applicant submitted the remaining information needed to process the request to the City. Accordingly, staff deemed the application complete on April 23, 2015. In accordance with the requirements of the California Environmental Quality Act, a notice of the intent to adopt the Mitigated Negative Declaration was posted at the Los Angeles County Recorder’s Office on April 28, 2015. Additionally, the notice of the pending public hearing was published in the Downey Patriot and mailed to all property owners within 500’ of the subject site on April 30, 2015. DISCUSSION The proposal is an adaptive reuse project of the former new car dealership. The applicant will demolish 29,410 square feet of the 57,664 square foot showroom/repair building and completely demolish the 2,123 square foot showroom/office building. The remaining 28,429 square feet of floor area (of the showroom/repair building) will be renovated to accommodate retail uses and a gym. This includes 16,371 square feet for the gym, 11,130 square feet for the retail uses, and a 928 square foot custodial office. The existing parapet is 18’-6” above the finished grade, but the new wing walls will give the building an overall height of 25’. In addition to the interior remodel, the building will undergo a façade renovation. Since the existing building is a concrete tilt-up building, the applicant is proposing to use a contemporary architectural design. The proposal will add new wing walls to the building that extend above the existing roof line. Additionally, a new wainscot will be added using three types of tile, all of which have different colors and texture. The mullions will be a brushed aluminum with clear glazing. Finally, new steel canopies will be added over some of the entries. As previously noted in this report, the proposed project was subject to an architectural peer review by a Studio One Eleven, a division of Perkowitz and Ruth. Overall, Studio One Eleven was pleased with the proposed building architecture; however, they recommended the use of additional mullion and glazing to reduce the mass of the structure. Additional recommendations include more landscaping and some minor site layout changes. The applicant has incorporated these recommendations into their plans. Rendering of Remodeled Building Agenda Page 3 Rendering of Remodeled Building In addition to remodeling the existing building, the applicant is proposing to construct a new 3,011 square foot restaurant on the southeast corner of the site. The restaurant includes dining, kitchen, and storage areas. The parapet of the building is 16’ tall, with the wing walls extending the height of the building to 22’. A drive-thru lane is being proposed for the tenant of this building. Access to the drive-thru will be on the southwest corner of the building and will allow vehicle movement to continue along the south side, thence turning left along the east side of the structure. The drive-thru lane will exit near the northeast corner of the building. The drive-thru lane, which can accommodate eight vehicles, will have the order board on the south side of the building (facing the adjoining commercial use) and the pick-up window on the east side building (facing Lakewood). On the north side of this building is a 500 square foot outdoor eating area. The applicant is proposing to construct this building with the same contemporary architectural style as the existing building. However, the restaurant will not be constructed as a concrete tilt- up; instead, stucco will be used to mimic the appearance of the tilt-up. Since this building architecturally matches the existing building on site, Studio One Eleven’s recommendations were the same. The applicant has incorporated these recommendations into their project. Rendering of New Building Agenda Page 4 In addition to the buildings, the developer will renovate the remainder of the site to provide 175 parking spaces and increase the amount of landscaping on it. Access to the site is provided through one of four driveways, two of which are on Lakewood Blvd and two are on Gallatin Rd. Staff is aware of the Planning Commission’s preference for radius return approaches on large development sites; however, the drive-approaches were recently installed by the City as part of the Lakewood Blvd improvement project. Since these were designed and approved as part of the Lakewood Blvd improvement project prior to staff incorporating this new preference into developments, the City was unable to have the radius drive approaches installed. Due to the moratorium on street work in this area (currently three years), the City is unable to ask the developer to replace the drive-approaches. Staff has reviewed the layout of the parking lot and is satisfied with the on-site vehicle circulation. The design will allow for constant forward movement of vehicles in all areas of the parking lot. The parking lot will be illuminated using LED light standards, which will provide ample illumination at night to prevent security concerns. One additional benefit of the LED light standards is they accommodate adjustments to the light direction to prevent light spillage. To confirm the lights will not illuminate the right of way or neighboring properties, the applicant has provided a photometric plan that demonstrates all lighting will be kept on site. Staff wants to ensure the light standards are consistent with the contemporary building architecture; accordingly, staff is recommending a condition of approval that requires the light poles be square. A complete review of the development standards is provided in the following table: As noted in the table above, the proposed project meets or exceeds all development standards for the zone, except the south side setback for the existing building. According to the Municipal Code, commercial structures are required to be setback 46’ from an adjoining residential property line; whereas the building is currently 22’-2”. Based on aerial photographs, this structure was built between 1960 and 1963, at which time the setback requirement was 15’. Since the structure was legally established and met the Zoning Code at the time it was built, it is considered legal nonconforming. The Municipal Code allows it to remain provided the setback is not being reduced or the structure is not demolished. Standard Requirement Site (E) Building (N) Building Lot Area 10,000 s.f. ± 154,000 s.f. - - Width 100’ ± 394’ - - Depth 100’ ± 451’ - - FAR 1.4 0.20 - - Lot Coverage 50% 20% - - Height 45’ - 25’ 22’ Setbacks Front (Gallatin) 15’ - 39’-8” 320’ Street Side (Lakewood) 15’ - 110’-7” 30’-8” Rear adjacent to residential (south) 46’ - 22’-2” - Rear adjacent to commercial (south) 0’ - - 34’-9” Side (west) 46’ - 67’ 91’ Building Separation 20’ 83’ - - Parking (includes parking for plaza) 140 175 - - Drive-thru Queue 8 vehicles - - 8 vehicles Landscaping 15,400 s.f. 27,315 s.f. - - Agenda Page 5 An additional site improvement will be an increase the landscape area. The applicant is proposing to provide 27,315 s.f. of landscape area on the site, which is 17.7% of the total site (10% is minimum required). A key aspect of the landscape plan, in staff’s opinion, is the applicants maintaining the Italian Cypress (Cupressus sempervirens) along the western side of the property. These trees provide a screen between the project site and adjoining residential uses. As part of the peer review, Studio One Eleven reviewed the landscaping. They found that the plant palette is complementary to the proposed architecture. It is important to note that even though most of the proposed landscaping is drought tolerant, the City has a recycled water main in Lakewood Blvd. In order to further water conservation efforts, a mitigation measure has been included in the environmental document (see discussion below) to require the applicant to water all landscape areas with recycled water. ENVIRONMENTAL ANALYSIS In accordance with the provisions of the California Environmental Quality Act (CEQA), staff has prepared an Initial Study for Environmental Impacts (attached) on the proposed project. During this analysis staff looked at potential impacts from air quality, traffic, noise, and geology among others. It was found that the project could have a potential significant impact on noise, traffic, and Utilities & Service Systems, unless impacts are mitigated. Noise The primary source of noise impacts occurs during the construction phase of the project. This is due to the allowable construction hours in the City of Downey (7:00 a.m. to 9:00 p.m., seven days a week). Even though this noise impact is temporary in nature, it is possible to mitigate the impacts to a level that is considered to be less than significant by limiting the allowable hours of construction. A secondary potential significant source of noise was identified as delivery vehicles idle in the loading area located on the west side of the buildings. To mitigate this impact, trucks can turn off their engines while deliveries are being made. In accordance with the Initial Study, the following mitigation measures are being recommended to address impacts to noise: NOI01: Construction shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday; and 8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction activity on Sundays. NOI02: Trucks making deliveries shall turn off all engines and not be allowed to idle on the site. A sign shall be posted in the loading area requiring all trucks to turn off engines. NOI03: Signs shall be posted in the parking lot to remind patrons to be courteous to neighbors and keep noise down. Traffic As part of the environmental review, the City of Downey prepared a traffic impact analysis of the site. This analysis included studying level of service at seven intersections in the City. The result of the analysis was that the project would not create additional delay or worsen the level of service at the studied intersections, except an impact was found at the Lakewood/Gallatin intersection. Specifically, the traffic impact analysis found that there could be an excess queue of vehicles traveling eastbound on Gallatin, turning left onto northbound Lakewood (heading towards the freeway). In order to reduce this impact to a level not considered significant, the following mitigation measures are being recommended: Agenda Page 6 TRF01: A second left turn lane shall be provided for eastbound Gallatin Rd. turning onto northbound Lakewood Blvd. This shall be accomplished through pavement restriping. TRF02: The signal head on the mast arm and on the pole shall be modified to accommodate a protected left turn signal on Gallatin Rd. TRF03: The traffic signal at Lakewood and Gallatin shall be retimed to accommodate the new turn movements. Utilities & Service Systems With the ongoing drought in California and upcoming water reductions, a potential significant impact was identified to water resources. Notwithstanding the fact that the applicant is using drought tolerant landscaping, the amount of water that can be consumed by the large landscape area could present an issue. Fortunately, the site is served by a recycled water main, which is not subject to water reduction requirements. As such, the recommended mitigation measure is: UTL01: All landscape areas on site shall be irrigated with recycled water. Air Quality Even though no significant impacts were found to air quality, the Initial Study identified additional mitigation measures that should be included with the project. This includes the following: AIR01: The applicant shall comply with all mitigation measures contained in the City of Downey General Plan (Vision 2025) regarding air quality impacts. AIR02: During construction, the applicant shall comply with all BMP’s contained in SCAQMD's Rule 403 for fugitive dust control. With the implementation of these mitigation measures, it is staff’s belief that the project will not have a significant effect on the environment. All of the proposed mitigation measures have been included in the conditions of approval, giving them the force of law. As such, staff is recommending the Planning Commission adopt the Mitigated Negative Declaration. FINDINGS Conditional Use Permit The Conditional Use Permit is required for the outdoor dining area and the drive-thru lane. Pursuant to Municipal Code Section 9824.06, there are four (4) findings that must be adopted prior to the Planning Commission approving the Conditional Use Permit. A discussion of the findings follows: A. The requested Conditional Use Permit will not adversely affect the purpose and intent of the zoning code or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The subject site has a General Plan Land Use Designation of General Commercial and all uses are within the C-2 (General Commercial) zone. It is the intent of the land use designation and zoning to provide commercial and service uses in the City in order to serve the broadest community and regional needs. It is staff’s opinion that the proposed development will satisfy these needs by providing additional retail/gym/ and eating Agenda Page 7 establishments for those who live and work in the area. Furthermore, it is a policy of the General Plan (Policy 1.1.4) to “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional commercial opportunities to those who live and work in the area. It is staff’s opinion that these uses will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Staff is of the further opinion the proposed improvements will not only upgrade the subject site by removing portions of the buildings that have fallen into disrepair, but will also enhance the remaining portions of the buildings, thus upgrading all the surrounding properties, as it will enhance the streetscape. For these reasons, staff believes the approval of this project is consistent with the goals, policies, programs, and land uses of all applicable elements of the General Plan. B. 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 subject site is within a fully developed area of the City, with little to no vacant properties in the immediate area. More specifically, the surrounding properties are improved with either residential or commercial developments. Staff has reviewed the request and is of the opinion that the proposed development is designed in a manner that will not impact the ability of the surrounding properties to grow and/or develop. This is achieved by exceeding all requirements for setbacks, parking, and landscaping. Notwithstanding this, staff has recommended several conditions of approval, which will serve to mitigate any potential impacts on the neighboring properties. C. 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 subject site is an approximate 3.56-acre lot that is currently improved with a vacated car dealership. The proposed project will be an adaptive reuse of some of the buildings to accommodate a gym, new retail opportunities, and a restaurant. The proposed project exceeds all development standards for the zone. It is staff’s opinion that the proposed site layout allows for proper vehicle and pedestrian movement, while allowing for larger setbacks and more landscaping than the code requires. Staff believes that this demonstrates that the site has adequate size and shape to allow the full development of the proposed use in a manner not detrimental to the particular area. D. The traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The subject site can be accessed via Lakewood Blvd or Gallatin Rd. In order to ensure the project for would not have traffic impacts; the City of Downey prepared a traffic impact analysis. This analysis included studying level of service at seven intersections in the City. The result of the analysis was that the project would not create additional delay or worsen the level of service at the studied intersections, with exception of the Lakewood/Gallatin intersection. Notwithstanding this, mitigation measures have been included with the environmental that will address the impact to this intersection. Accordingly, there will be no undue burden on the streets or highways in the area. Agenda Page 8 Site Plan Review Since the applicant is proposing new structures on the site, the Municipal Code requires Planning Commission approval of a Site Plan Review for the project. 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: A. 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. The subject site has a General Plan Land Use Designation of General Commercial and all uses are within the C-2 (General Commercial) zone. It is the intent of the land use designation and zoning to provide commercial and service uses in the City in order to serve the broadest community and regional needs. It is staff’s opinion that the proposed development will satisfy these needs by providing additional retail/gym/ and eating establishments for those who live and work in the area. Furthermore, it is a policy of the General Plan (Policy 1.1.4) to “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional commercial opportunities to those who live and work in the area. It is staff’s opinion that these uses will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Staff is of the further opinion the proposed improvements will not only upgrade the subject site by removing portions of the buildings that have fallen into disrepair, but will also enhance the remaining portions of the buildings, thus upgrading all the surrounding properties, as it will enhance the streetscape. For these reasons, staff believes the approval of this project is consistent with the goals, policies, programs, and land uses of all applicable elements of the General Plan. B. 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. The majority of the subject site is within the C-2 (General Commercial) zone, which has the intent to provide commercial and service uses in the City in order to serve the broadest community and regional needs. It is staff’s opinion that the proposed project meets both of these goals by providing retail uses that have been designed in a manner that will enhance the streetscape and provide services to those who live, work, and travel through the area. The remainder of the site is within the P-B (Parking Buffer) zone, which was intended to separate commercial land uses from adjoining residential use by limiting the zone to parking spaces and landscaping. The applicant has only provided parking and landscape in the P-B portions of the site. Nevertheless, staff is of the opinion that the conditions of approval will let the project be constructed while avoiding significant impacts to the area. C. 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 site is currently improved with a vacated car dealership, whose buildings have fallen into disrepair. There is little landscaping currently provided on the site. The applicant’s Agenda Page 9 proposal will include the adaptive reuse of the building using a contemporary architectural style, with contemporary design elements. Furthermore, the applicant is proposing to utilize a variety of landscaping that will give the site a pleasant visual appearance. It is staff’s opinion that the combination of the landscaping and architectural style will serve to enhance the site and the entire area. Staff further feels that the proposed architecture will integrate with the existing architecture of other buildings in the area. D. 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 project will allow two buildings at the subject site, one of which will have a drive-thru lane. This drive-thru lane has been located in a manner such that pedestrians will not need to traverse it to get to the building. Furthermore, the proposal exceeds all requirements for parking and on-site landscaping, which in staff’s opinion has been designed to facilitate movement on the site and minimize points of conflict. Finally, the applicant is proposing sufficient parking lot illumination to ensure a hazard does not occur at night. Based on this, staff is of the opinion that the applicant has taken into consideration proper pedestrian and vehicle circulation in designing the site. Staff is of the further opinion that the use of landscaping along the front setback will give a proper visual effect of the site from the street. E. 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 for the commercial developments in this area. The proposed architecture is a contemporary architectural style with a strong geometric design. The structures feature modern lines and forms that evoke a spacious and progressive appeal. Staff is of the opinion that the proposed architecture will allow the buildings to blend nicely with the architectural styles of the other buildings in the area; all while avoiding a monotonous streetscape. Staff is of the further opinion that this project will upgrade the overall appearance of the site and, in turn, improve the community appearance. F. 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. The site is currently improved with a vacated car dealership, whose buildings have fallen into disrepair. There is little landscaping currently provided on the site. However, the landscape plan does maintain the Italian Cypress trees on the west side of the site, which provide screening for the adjoining residential properties. In addition, the applicant is proposing several tree species that complement the architecture and will reach a mature height in excess of 30’ with canopies that reach 25’ wide. As noted in previous finding, staff is of the opinion that the project will serve to enhance the property and the streetscape. When this is considered with the proposed landscape plan, staff’s Agenda Page 10 opinion is the project will promote the public health, safety, and welfare of those who work or reside in the area. G. 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. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this application. CONCLUSION Based on the analysis contained within this report and the attached initial study, staff is concluding that the proposed project is consistent with the goals and intent of the General Plan and Zoning Code. Furthermore, staff is concluding that the architectural style of the buildings will complement the area and provide a general upgrade to the aesthetic quality of the area. Based upon the analysis contained in the Initial Study, staff has found that all potential significant environmental impacts can be mitigated. Finally, as noted above, staff believes that all findings required for approving a Site Plan Review and a Conditional Use Permit can be made in a positive manner. As such, staff is recommending that the Planning Commission adopt a Mitigated Negative Declaration and approve the Site Plan Review and Conditional Use Permit (PLN-14-00239), subject to the recommended conditions of approval. EXHIBITS A. Maps B. Draft Resolution C. Initial Study for Mitigated Negative Declaration of Environmental Impacts D. Project Plans Agenda Page 11 MAPS Location Aerial Photograph Agenda Page 12 Zoning Agenda Page 13 RESOLUTION NO. ___________ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (PLN- 14-00240), THEREBY APPROVING THE DOWNEY CROSSROADS PROJECT, A MULTI-TENANT COMMERCIAL CENTER THAT HAS A DRIVE- THRU RESTAURANT WITH AN OUTDOOR EATING AREA ON PROPERTY LOCATED AT 9516 LAKEWOOD BLVD, ZONED C-2 (GENERAL COMMERCIAL) AND P-B (PARKING BUFFER) 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 November 24, 2014, the applicant submitted a request for the Site Plan Review and Conditional Use Permit to allow the construction of a new commercial development on a former new vehicle dealership site. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On April 16, 2015, the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on April 23, 2015; and, C. In accordance with the requirements of the California Environmental Quality Act, a notice of the intent to adopt the Mitigated Negative Declaration was posted at the Los Angeles County Recorder’s Office on April 28, 2015; and, D. On April 30, 2015, notice of the pending application published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, E. The Planning Commission held a duly noticed public hearing on May 20, 2015, 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 that after preparing an Initial Study in compliance with the requirements of the California Environmental Quality Act, which found that unless mitigated the project could have a significant environmental impact. As such the Initial Study/Mitigated Negative Declaration was circulated for public review from April 30, 2015 to May 20, 2015. Based on its own independent judgment that the facts stated in the initial study are true, the Planning Commission hereby adopts a Mitigated Negative Declaration of Environmental Impacts. Mitigation measures have been included in the conditions of approval of this resolution. SECTION 3. 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. The subject site has a Agenda Page 14 General Plan Land Use Designation of General Commercial and all uses are within the C-2 (General Commercial) zone. It is the intent of the land use designation and zoning to provide commercial and service uses in the City in order to serve the broadest community and regional needs. The proposed development will satisfy these needs by providing additional retail/gym/ and eating establishments for those who live and work in the area. Furthermore, it is a policy of the General Plan (Policy 1.1.4) to “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional commercial opportunities to those who live and work in the area. These uses will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” The proposed improvements will not only upgrade the subject site by removing portions of the buildings that have fallen into disrepair, but will also enhance the remaining portions of the buildings, thus upgrading 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. The majority of the subject site is within the C-2 (General Commercial) zone, which has the intent to provide commercial and service uses in the City in order to serve the broadest community and regional needs. The proposed project meets both of these goals by providing retail uses that have been designed in a manner that will enhance the streetscape and provide additional services to those who live, work, and travel through the area. The remainder of the site is within the P-B (Parking Buffer) zone, which was intended to separate commercial land uses from adjoining residential use by limiting the zone to parking spaces and landscaping. The applicant has only provided parking and landscape in the P-B portions of the site. 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 site is currently improved with a vacated car dealership, whose buildings have fallen into disrepair. There is little landscaping currently provided on the site. The applicant’s proposal will include the adaptive reuse of the building using a contemporary architectural style. Furthermore, the applicant is proposing to utilize a variety of landscaping that will give the site a pleasant visual appearance. The combination of the landscaping and architectural style will serve to enhance the site and the entire area. The proposed architecture will integrate with the existing architecture of other buildings in the area. 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 project will allow two buildings at the subject site, one of which will have a drive-thru lane. This drive-thru lane has been located in a manner such that pedestrians will not need to traverse it to get to the building. Furthermore, the proposal exceeds all requirements for parking and on-site landscaping, which has been designed to facilitate movement on the site and minimize points of conflict. Finally, the applicant is proposing sufficient parking lot illumination to ensure a hazard does not occur at night. Based on Agenda Page 15 this, the applicant has taken into consideration proper pedestrian and vehicle circulation in designing the site. 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 for the commercial developments in this area. The proposed architecture is a contemporary architectural style with a strong geometric design. The structures feature modern lines and forms that evoke a spacious and progressive appeal. This architecture will allow the buildings to blend nicely with the architectural styles of the other buildings in the area; all while avoiding a monotonous streetscape. Furthermore, 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. The site is currently improved with a vacated car dealership, whose buildings have fallen into disrepair. There is little landscaping currently provided on the site. However, the landscape plan does maintain the Italian Cypress trees on the west side of the site, which provide screening for the adjoining residential properties. In addition, the applicant is proposing several tree species that complement the architecture and will reach a mature height in excess of 30’ with canopies that reach 25’ wide. As noted in previous finding, the project will serve to enhance the property and the streetscape. When this is considered with the proposed landscape plan, the project 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 approval several conditions of approval, which include the use of graffiti resistant materials in the construction of the building have been included. Should any graffiti appear on the site, an additional condition of approval that requires the applicant have it removed within 48 hours of application. With these conditions, the design features will include be in accordance with Section 4960 of the Municipal Code. SECTION 4. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Conditional Use Permit, the Planning Commission further finds, determines and declares that: 1. The requested Conditional Use Permit will not adversely affect the purpose and intent of the zoning code or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The subject site has a General Plan Land Use Designation of General Commercial and all uses are within the C-2 (General Commercial) zone. It is the intent of the land use designation and zoning to provide commercial and service uses in the City in order to serve the broadest community and regional needs. The proposed development will satisfy these needs by providing additional retail/gym/ and eating establishments for those who live and work in the area. Furthermore, it is a policy of the General Plan (Policy 1.1.4) to “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional commercial opportunities to those who live and work in the area. These uses will be complementary to the other retail/commercial uses that are Agenda Page 16 located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” The proposed improvements will not only upgrade the subject site by removing portions of the buildings that have fallen into disrepair, but will also enhance the remaining portions of the buildings, thus upgrading all the surrounding properties, as it will enhance the streetscape. 2. 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 subject site is within a fully developed area of the City, with little to no vacant properties in the immediate area. More specifically, the surrounding properties are improved with either residential or commercial developments. The proposed development is designed in a manner that will not impact the ability of the surrounding properties to grow and/or develop. This is achieved by exceeding or meeting all requirements for setbacks, parking, and landscaping. Notwithstanding this, several conditions of approval have been included that will serve to mitigate any potential impacts on the neighboring properties. 3. 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 subject site is an approximate 3.56-acre lot that is currently improved with a vacated car dealership. The proposed project will be an adaptive reuse of some of the buildings to accommodate a gym, new retail opportunities, and a restaurant. The proposed project exceeds all development standards for the zone. The proposed site layout allows for proper vehicle and pedestrian movement, while allowing for larger setbacks and more landscaping than the code requires. This demonstrates that the site has adequate size and shape to allow the full development of the proposed use in a manner not detrimental to the particular area. 4. The traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The subject site can be accessed via Lakewood Blvd or Gallatin Rd. In order to ensure the project for would not have traffic impacts; the City of Downey prepared a traffic impact analysis. This analysis included studying level of service at seven intersections in the City. The result of the analysis was that the project would not create additional delay or worsen the level of service at the studied intersections, with exception of the Lakewood/Gallatin intersection. Notwithstanding this, mitigation measures are included that will address the impact to this intersection. Accordingly, there will be no undue burden on the streets or highways in the area. SECTION 5. Based upon the findings set forth in Sections 1 through 4 of this resolution, the Planning Commission of the City of Downey hereby adopts a Mitigated Negative Declaration and approves the Site Plan Review and Conditional Use Permit (PLN-14-00240), 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. Agenda Page 17 SECTION 6. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 20th day of May, 2015. Hector Lujan, 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 20th day of May, 2015, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 18 MITIGATED NEGATIVE DECLARATION, SITE PLAN REVIEW, AND CONDITIONAL USE PERMIT (PLN-14-00240) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Mitigated Negative Declaration, Site Plan Review, and Conditional Use Permit (PLN-14-00240) allows for the construction of the Downey Crossroads project. Specifically, the approval includes demolition of a 2,123 s.f. building, demolition of 29,410 s.f. of a 57,664 s.f. building, remodel and façade improvements to the remaining 28,254 s.f. of floor area, and construction of a new 3,011 s.f. building. This approval also allows a drive-thru lane and outdoor dining area to serve the 3,011 square foot building. 2) Approval of this Mitigated Negative Declaration, Site Plan Review, and Conditional Use Permit (PLN-14-00240) 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) All exterior lights shall be LED and shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and the public right-of-way. Parking lot light poles shall be square. The style and size of the decorative base shall be approved by the City Planner prior to building permit final. 6) The approved architectural style, finished material, and colors shall be a contemporary style, as noted in the approved plans. Changes to the facades and/or colors shall be subject to the review and approval of the City Planner. At his/her discretion, the City Planner may refer changes to the facades and/or colors to the Planning Commission for consideration. Agenda Page 19 7) All roof mounted equipment shall be screened from view as seen from adjoining properties and the public right-of-way. 8) 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. 9) Any graffiti applied to the site shall be removed within 48 hours. 10) The development standards for the site shall be as follows: 11) The applicant shall comply with the art in public places requirements set forth in Downey Municipal Code 8950 et seq. This shall include payment of all required fees prior to the issuance of building permits. Should the applicant exercise their right to install public art on site, the public art application (including payment of all deposits) shall be submitted prior to the issuance of building permits. 12) Prior to the final of building permits, all landscaping and irrigation shall be installed. The type, size and number of landscaping shall be as noted on the approved landscape plan. All landscape shall be installed and permanently maintained. Irrigation of the landscape areas shall be with recycled water only. 13) All above grade back-flow preventers, check valves, and transformers shall be painted green and screened from view from the public right-of-way. 14) The outdoor dining areas shall be limited to the north side of the 3,011 s.f. building, as noted in the approved set of plans. There shall be at least one trash can provided per tenant that utilizes the outdoor dining area. 15) Any bollards on the site shall be decorative in nature and shall be approved by the City Planner. Standard Requirement Site (E) Building (N) Building Lot Area 10,000 s.f. ± 154,000 s.f. - - Width 100’ ± 394’ - - Depth 100’ ± 451’ - - FAR 1.4 0.20 - - Lot Coverage 50% 20% - - Height 45’ - 25’ 22’ Setbacks Front (Gallatin) 15’ - 39’-8” 320’ Street Side (Lakewood) 15’ - 110’-7” 30’-8” Rear adjacent to residential (south) 46’ - 22’-2” - Rear adjacent to commercial (south) 0’ - - 34’-9” Side (west) 46’ - 67’ 91’ Building Separation 20’ 83’ - - Parking (includes parking for plaza) 140 175 - - Drive-thru Queue 8 vehicles - - 8 vehicles Landscaping 15,400 s.f. 27,315 s.f. - - Agenda Page 20 16) Prior to the final of building permits, the applicant shall provide stamped color concrete or pavers across the driveways. The stamped color concrete or pavers shall be as approved by the City Planner. 17) Bicycle racks shall be provided on-site. 18) The order menu/speaker shall be on the south side of the building. 19) The applicant shall obtain approval of a Parcel Map to combine the three lots into a single parcel. The Parcel Map shall be recorded prior to the issuance of building permits. 20) Prior to the issuance of any sign permits for this site, the applicant shall obtain approval of a Planned Sign Program. 21) There shall be direct no pedestrian or vehicle access to Raviller or Birchdale, except for emergency access that is required by the Fire Department. 22) The applicant shall comply with all mitigation measures, as established by the Mitigated Negative Declaration, shall be complied with at all times. This shall include: a) Construction shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday; and 8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction activity on Sundays. b) Trucks making deliveries shall turn off all engines and not be allowed to idle on the site. A sign shall be posted in the loading area requiring all trucks to turn off engines. c) Signs shall be posted in the parking lot to remind patrons to be courteous to neighbors and keep noise down. d) All landscape areas on site shall be irrigated with recycled water. e) A second left turn lane shall be provided for eastbound Gallatin Rd turning onto northbound Lakewood Blvd. This shall be accomplished through pavement restriping. f) The signal head on the mast arm and on the pole shall be modified to accommodate a protected left turn signal on Gallatin Rd. g) The traffic signal at Lakewood and Gallatin shall be retimed to accommodate the new turn movements. h) The applicant shall comply with all mitigation measures contained in the City of Downey General Plan (Vision 2025) regarding air quality impacts, which includes: i) Future development projects shall adhere to the requirements of SCAQMD Rule 1403 (Asbestos Emissions for Demolition / Renovation Activities) for projects where demolition is anticipated. ii) Water all active construction areas at least twice daily. iii) Cover all haul trucks or maintain at least two feet of freeboard. iv) Pave or apply water four times daily to all unpaved parking or staging areas. v) Sweep or wash any site access points within 30 minutes of any visible dirt deposition on any public roadway. vi) Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. vii) Suspend all operations on any unpaved surface if winds exceed 25 mph. Agenda Page 21 viii) Hydroseed or otherwise stabilize any cleared area which is to remain inactive for more than 96 hours after clearing is completed. ix) Require 90-day low-NOX tune-ups for off-road equipment. x) Limit allowable idling to 10 minutes for trucks and heavy equipment. xi) Limit individual construction sites to less than 10 acres for extended, continuous construction. xii) Encourage carpooling for construction workers. xiii) Wet down or cover dirt hauled off-site. xiv) Encourage receipt of materials during non-peak traffic hours. f) During construction, the applicant shall comply with all BMP’s contained in SCAQMD's Rule 403 for fugitive dust control. BUILDING 23) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey, and Title 24 of the California Energy Code. 24) 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. FIRE DEPARTMENT 25) Plans to be submitted through Building and Safety and shall comply with the most recent version or the California Fire Code, as adopted by the City of Downey; current Downey Municipal Code Ordinances and any other pertinent requirements to be determined at time of plan submission and review. 26) 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. 27) 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. 28) Fire access shall be provided from the subject site to the Fire Department Connections that are located at the intersection of Birchdale and Raviller. Access shall be as determined by the Fire Chief and shall be secured with a Knox Lock. PUBLIC WORKS 29) Prior to the issuance of building permits, the owner shall record an irrevocable offer to dedicate eight (8’) feet for right of way purposes along the entire Lakewood Blvd frontage and a corner cut-off right-of-way at the intersection of Lakewood and Gallatin. Prior to recording, the Director of Public Works shall review and approve the irrevocable offer to dedicate. 30) Prior to building permit final, the owner/applicant shall install three city standard streetlights with LED street light fixtures along Gallatin Road frontage to match the other Gallatin Rd street light improvements. 31) 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 Agenda Page 22 Assessment or Municipal Improvement District in accordance with Division 10 and Division 12 of the Streets and Highways Code and/or Division 2 of the Government Code of the State of California. 32) All new onsite utilities shall be installed underground. 33) The facility design must provide for recycling facilities, i.e., storage and handling areas for recycling facilities. 34) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each tenant space. Should the owner/applicant need to install additional water meters, they shall be connected to the water main on Gallatin Rd. 35) 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. 36) 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. 37) 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. 38) 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 first 0.75 inches allowed to overflow by underground drains to an existing Los Angeles County Public Works storm drain 39) The owner/applicant shall provide that all construction graffiti created as part of this project in the public right of way to be removed. 40) 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. Agenda Page 23 41) 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. 42) 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. 43) 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. 44) 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. 45) The owner/applicant shall identify the point(s) of connection for the sanitary sewer lateral(s) and confirm that sufficient capacity exists in the publicly owned facilities in conformance with the requirements of the Department of Public Works and the County Sanitation Districts of Los Angeles County (CSDLAC). 46) 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. 47) The owner/applicant is responsible for coordinating with and payment to the City and CSDLAC for all sanitary sewer connection and capacity charges. 48) The owner/applicant shall provide improvement plan mylars, record drawing mylars, and record drawing digital (AutoCAD – latest edition) files in accordance with the requirements of the Department of Public Works that have been signed by a civil engineer licensed in the State of California. Final approval of new utilities shall be dependent upon submittal and approval of record drawing mylars and scanned, uncompressed TIFF images of record drawings on a CD/DVD-ROM media per City’s GIS Requirements. Agenda Page 24 Agenda Page 25 Agenda Page 26 Agenda Page 27 Agenda Page 28 Agenda Page 29 Agenda Page 30 Agenda Page 31 Agenda Page 32 Agenda Page 33 Agenda Page 34 Agenda Page 35 Agenda Page 36 Agenda Page 37 Agenda Page 38 Agenda Page 39 Agenda Page 40 Agenda Page 41 Agenda Page 42 Agenda Page 43 Agenda Page 44 Agenda Page 45 Agenda Page 46 Agenda Page 47 Agenda Page 48 Agenda Page 49 Agenda Page 50 Agenda Page 51 Agenda Page 52 Agenda Page 53 Agenda Page 54 Agenda Page 55 Agenda Page 56 Agenda Page 57 Agenda Page 58 Agenda Page 59 Agenda Page 60 Agenda Page 61 Agenda Page 62 Agenda Page 63 Agenda Page 64 Agenda Page 65 Agenda Page 66 Agenda Page 67 Agenda Page 68 Agenda Page 69 Agenda Page 70 Agenda Page 71