Loading...
HomeMy WebLinkAbout2. PLN-14-00254 - 10734 paramount (Centerpointe)STAFF REPORT PLANNING DIVISION DATE: JUNE 3, 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-14-00254 (TENTATIVE TRACT MAP NO. 73340, SITE PLAN REVIEW, AND MITIGATED NEGATIVE DECLARATION) – A REQUEST TO CONSTRUCT AN 117 UNIT TOWNHOME DEVELOPMENT LOCATION: 10734 PARAMOUNT BLVD ZONING: DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN) REPORT SUMMARY KB Home (hereinafter “applicant’) is proposing to subdivide a 6.52-acre project site to construct a new 117 unit townhome development. The townhomes will be three stories and will include an enclosed two-car garage. In addition, the applicant will provide 69 open parking spaces and several outdoor amenities. 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 TENTATIVE TRACT MAP NO. 73340 AND A SITE PLAN REVIEW (PLN-14-00254), THEREBY ALLOWING THE CONSTRUCTION OF A 117 UNIT TOWNHOUSE DEVELOPMENT ON PROPERTY LOCATED AT 10734 PARAMOUNT BLVD, ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN). BACKGROUND The project is generally located on the east side of Paramount Blvd between 5th St. and 7th St. It is within the Downtown Downey Specific Plan and has a General Plan Land Use Designation of Mixed Use. The site is currently vacant, but previously was improved with multiple medical offices buildings (Gallatin Medical). The 6.52-acre site has three development areas with Parrot Ave. and Buell St. trisecting the site. The development areas are as follows: Agenda Page 1 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 2 Lot A – This is the largest development area of the project. Parcel A is an irregular shaped area that is bounded by Paramount Blvd on the west, 5th Street on the south, 7th Street on the north, and Parrot Ave on the east. Parcel A is 241,756 square feet and was previously improved with three medical office buildings and surface parking. However, the buildings have been demolished and the site currently sits vacant. Lot B – Parcel B is located on the east side of Parrot Ave and extends from 5th St. to Buell St. It is a rectangular shaped parcel that is 27,138 square feet. The parcel was previously used as a surface parking lot. Lot C – This 15,011 square foot rectangular shaped lot is on the east side of Parrot, north of Buell St. It was previously used as a surface parking lot. Development Areas Agenda Page 2 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 3 View of property from Paramount and 5th The surrounding area primarily consists of residential properties, with exception of the properties that front Paramount Blvd. East of Paramount Blvd is predominantly multi-family complexes, with a few single family homes intertwined. West of Paramount Blvd. is exclusively single family homes. With respect to the properties that front Paramount Blvd., there is a variety of professional and medical offices, churches, and a couple of multi-family complexes. On December 16, 2014, the applicant submitted a request for the Tentative Tract Map and Site Plan Review 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 April 21, 2015, the applicant submitted the remaining information needed to process the request to the City. Accordingly, staff deemed the application complete on May 13, 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 May 14, 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 May 14, 2015. DISCUSSION Project Description The proposed Tentative Tract Map and Site Plan Review allow the construction of a 117 unit townhome development to be called “Centerpointe.” There are a total of 29 buildings: 25 buildings on Lot ‘A’, three buildings on Lot ‘B’, and one building on Lot ‘C’. The primary project entry is through a driveway on Lot ‘A’ from Paramount Blvd. The entry will be enhanced with pavers, flanked with accent trees (Ornamental Pear), and back dropped with a large tree (Magnolia) and park space. Additional access to Lot ‘A’ will be provided on 7th St. and Parrot Ave. Lot ‘B’ is accessible from Parrot Ave. and Buell St; while Lot ‘C’ is accessible from Parrot Ave. All streets in the development are 26’ wide to meet Fire Department access requirements. Agenda Page 3 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 4 There are 17 parcels that currently make up the three development areas. Tentative Tract Map No. 73340 will subdivide the site into 120 individual lots. The proposal is for 117 residential lots and three common lots. This approach means that owners will not only own their building, but the underlying land as well. The three common lots incorporate all of the driveways, parks, landscape areas, and open parking spaces. The applicant is proposing to have three, four, or five units per building. The townhomes have a three story configuration with sizes that range from 2,176 square feet up to 2,717 square feet. The typical layout of the floor plans includes a two-car garage and den (or optional bedroom) on the first floor, living space (kitchen/great room) on the second floor, and bedrooms on the third floor. Specifically, the applicant is proposing the following three floor plans: Plan Living Area Garage Total Bedrooms Bathrooms Option 1 1,753 s.f. 423 s.f. 2,176 s.f. 2 2.5 3 bed/3.5 bath 2 1,868 s.f. 429 s.f. 2,297 s.f. 3 2.5 4 bed/3.5 bath 3 2,215 s.f. 502 s.f. 2,717 s.f. 4 3.5 N/A The applicant is including common open space through the project to benefit the residents. Amenities within this open space include: covered picnic/bbq area, open play lawn area, covered seating areas, tot lot, dog use areas (with artificial turf), and paved walking paths to connect all portions of the site. As part of the submittal, the applicant has included a site lighting/illumination plan. Site lighting in multi-family residential project is more complicated than a commercial project. The applicant needs to design exterior lights to meet safety expectations, but ensure light levels are low enough to avoid creating a glare impact on the residents. Private streets are illuminated via lights attached to the rear of the buildings, which reflect enough light to meet this goal. Walkways and parks are also illuminated via building light reflection; however, as an added safety measure, bollard lights are provided along all walkways. It is staff’s opinion that the proposed lighting plan is a balanced approach to site lighting. Development Standards As previously noted, the project is within the Downtown Downey Specific Plan. The street setbacks within the Specific Plan vary throughout the site. For instance, Paramount Blvd and 7th Street have a maximum setback of 18”; whereas the minimum setbacks on Parrot Avenue ranges from 8’ to 15’. Staff has reviewed the proposal and has determined that it complies with all the setback requirements. The parking requirement for multi-family ownership unit projects in downtown is 1.7 parking spaces per unit, which means the applicant needs to provide a minimum of 199 parking spaces. This parking is not required to be within an enclosed garage, but rather just needs to be provided on-site. The Specific Plan does require on-site guest parking, as it is designed to have guest parking utilize public parking and street parking. Staff acknowledges that this site is on the boundary of Downtown Downey; accordingly, staff worked with the applicant to m aximize the on-site parking. Each unit will have a two-car enclosed garage and there are 69 open parking spaces distributed on the site. It should be noted that the 303 parking spaces provided not only exceeds the parking requirements for Downtown Downey, but also exceeds the standard requirement for any multi-family residential in the City (293 spaces would be required). To ensure that available parking is maximized on the site, staff is recommending conditions of approval to require all garages be kept open for parking, parking in the open spaces be limited Agenda Page 4 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 5 to 72 hours, open spaces be marked as guest parking, and that the open spaces are not assigned. The remaining development standards within the specific plan are in the following table: Standard Requirement Site Lot Size 10,000 s.f. 282,847 s.f. FAR 2.0 1.03 Height 4 stories/50’ 3 stories/40’ Lot Coverage 60% 38.2% Minimum Unit Size 1,000 s.f. ≥ 1,753 s.f. Landscaping n/a 70,579 s.f. Building separation n/a ≥ 14’ Architecture The proposed architecture for the project is contemporary with the use of horizontal and vertical rectangular patterns integrated into the building. The patterns are achieved with a combination of building articulation, reveal lines, and widow design. A combination of stucco and lap siding helps further define façade articulation. A hip roof with composition shingles is being used on all the buildings. To blend in the roof with the façade design, tower elements extend above the eave lines. On the front elevations of the corner units smooth stucco will be applied adjacent to the windows to mimic a wrap around appearance. Additional articulation is being provided with the use of metal awnings with a wire mesh inset that will project a patterned shadow onto the building. Finally, the applicant is proposing all units facing Paramount Blvd to have a stoop entry with a low wall, which in staff’s opinion enhances the streetscape. Additionally, staff is recommending a condition of approval that extends these stoop entries to the units facing 5th Street and 7th Street to enhance those streetscapes. Architectural Rendering Agenda Page 5 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 6 To avoid repetitiveness in the architecture throughout the site, the applicant has proposed two elevations schemes (see below). Scheme A uses the lap siding on the lower elements and stucco on the towers; whereas, Scheme B uses more stucco on lower elements and incorporates the lap siding on the towers. In addition to the elevation schemes, the applicant is proposing three color palettes for the buildings (see below). When taken into consideration with the three building types (three-, four-, and five-plex), the applicant will provide 18 distinctive finishes. It is staff’s opinion that this approach will allow for a characteristic feel throughout the site without architectural monotony. Elevation Schemes Agenda Page 6 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 7 Color Palettes As previously noted, staff conducted an architectural peer review on the proposal. Studio One Eleven reviewed the architectural plans, and landscape design. The peer review resulted in the following changes to the plans: • The original monolithic architectural design was eliminated, • Over-sized cornices were removed from the tower elements, • The wrap around window effect on corner units was added, • The addition of the low walls for the stoop entries were added, • The metal awnings were changed from solid inserts to mesh inserts to provide the shadow effect, • The project entry on Paramount was enhanced, which included elimination of some parking spaces that were visible from Paramount Blvd, • The walkways on site were aligned better to be consistent with the architecture, and • Additional seating areas were added to the common open space. Upon completion of the changes to the plans, both staff and Studio One Eleven are pleased with the architectural style. It is staff’s opinion that the project will provide an aesthetically pleasing streetscape and serve as enrichment to the area. Landscape The proposed landscape plan includes over 70,000 s.f. of landscape, which is 25% of the site. Landscaping consists of the setback areas, common open space, play lawns, along walkways, and throughout the open parking areas. A variety of tree sizes are being proposed, which includes 187 15-gallon trees, 239 24”-box trees, 16 36”-box trees, and 11 48”-box trees. It is important to note that these sizes indicate the container the trees come in and trees will reach mature height in a few years. In addition to the trees, the applicant will plant approximately Agenda Page 7 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 8 8,500 shrubs and 19,000 s.f. of ground cover. Artificial grass will be used in the dog areas and tot lot only. An important aspect of any landscape plan is how it complements the building architecture. The applicant’s proposal includes a variety of tree species in various capacities. Multi-trunk and theme trees provide large canopies to shade walkways and parking areas. Accent trees are featured at project entries and corners to provide a focal point. Ground covers have been selected and grouped to provide additional color and texture to the project. Turf has been limited to the play lawn areas. A detailed breakdown of the plant palette is included (to right). As with the building architect, the landscape plan was reviewed during the peer review process, at the conclusion of which it was found the proposed landscape plan is consistent with the proposed building architecture and site layout. The mitigation measures (discussed below) require all of the landscaping be drought tolerant, except the turf areas. The exception was incorporated since most drought tolerant grasses go dormant during the winter and the play areas would turn brown. All of the proposed plants were reviewed against the Water Use Classification of Landscape Species (WUCOLS) list. It was found that all of the proposed plant species have low to medium water needs, thus making them drought tolerant. 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 and utilities & service systems, unless impacts are mitigated. Noise The primary source of noise impacts are generated 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. In accordance with the Initial Study, the following mitigation measure is 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. Agenda Page 8 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 9 Utilities & Service Systems With the ongoing drought in California and upcoming water reductions, a potential significant impact was identified to water resources. In order to mitigate potential impacts, the applicant should reduce usage and increase water conservation on site. As such, the recommended mitigation measure is: UTL01: All toilets, faucets, showerheads within the units shall be WaterSense labeled. UTL02: All landscape shall be drought tolerant, with exception to areas that are designated for turf, as noted on the approved landscape plan. UTL03: Irrigation shall be done through drip, bubbler, or subsurface dripline only. The control vales shall be WaterSense certified and shall have rain gauges. 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: During construction, the applicant shall comply with all BMP’s contained in SCAQMD's Rule 403 for fugitive dust control. AIR02: The project shall adhere to the requirements of SCAQMD Rule 1403 (Asbestos Emissions for Demolition / Renovation Activities). AIR03: Water all active construction areas at least twice daily. AIR04: Cover all haul trucks or maintain at least two feet of freeboard. AIR05: Pave or apply water four times daily to all unpaved parking or staging areas. AIR06: Sweep or wash any site access points within 30 minutes of any visible dirt deposition on any public roadway. AIR07: Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. AIR08: Suspend all operations on any unpaved surface if winds exceed 25 mph. AIR09: Hydroseed or otherwise stabilize any cleared area which is to remain inactive for more than 96 hours after clearing is completed. AIR10: Require 90-day low-NOX tune-ups for off-road equipment. AIR11: Limit allowable idling to 10 minutes for trucks and heavy equipment. AIR12: Limit individual construction sites to less than 10 acres for extended, continuous construction. AIR13: Encourage carpooling for construction workers. AIR14: Wet down or cover dirt hauled off-site. AIR15: Encourage receipt of materials during non-peak traffic hour. Greenhouse Gases No significant impact was found on the generation of greenhouse gases; however, the project will increase electricity demand in the future. Conservation requirements can prevent impacts in the future, as such the following mitigation measures are being recommended: GHG01: All appliances shall be Energy Star Certified. GHG02: Homes shall be prewired for solar energy and developer shall make an option for solar to be included with each home. GHG03: All paint, carpet, and cabinets shall have a low VOC content. GHG04: All installation shall be formaldehyde free. GHG05: Exterior lighting shall be LED. GHG06: Information shall be provided to buyers on retail and eating establishments within walking distance. Agenda Page 9 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 10 Transportation/Traffic As part of the environmental review for the project, the City had a traffic impact analysis prepared. Although the project will not result in a significant increase in the level of service (LOS) to any of the studied intersection, the City will be conducting intersection improvement projects on Paramount Blvd at 3rd, 5th, and 7th Streets. Accordingly, the traffic study recommends the applicant pay a fair share payment to these intersections. The mitigation measure reads as follows: TRF01: The developer shall pay the following fair-share contribution towards intersection improvement projects: Paramount @ 7th = 9.5%, Paramount @ 5th = 13.6%, and Paramount @ 3rd = 8.6%. 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 Tentative Tract Map A. That the proposed map is consistent with the General Plan. The Tentative Tract Map proposes the construction of 117 units on the site. In an overall review of the General Plan, it is staff’s opinion that the proposed 117 unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, it is a goal of the General Plan (1.3) to, "Address changes in land use and zoning trends.” The subject site was formerly improved with medical offices, which have been demolished and the site now sits vacant. In 2010, the City of Downey rezoned the property from C-P (Commercial Professional) to Downtown Downey Specific Plan, with the intention of a residential project being constructed on the site. This change in land use trend is supported by the applicant’s request for a residential development on the site, thus making it consistent with the aforementioned goal. Furthermore, 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). Allowing the proposed project to be constructed will result in a 117 unit increase to the City’s housing inventory. For these reasons, staff is of the opinion that approval of the Tentative Tract Map is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. B. That the site is physically suitable for the type and density of development. The subject site is a 6.52 acre parcel, which exceeds the 10,000 square foot minimum lot size. Based on the size of the parcel, under the Specific Plan, the applicant could construct up to 260 units; whereas he is only proposing 117 units. It is staff’s opinion that the overall site plan has been designed to accommodate the units, as well as sufficient parking, landscaping, and open space, all of which exceed the development standards for the Downtown Downey Specific Plan. Based on this, staff believes that the subject site is adequate to accommodate the proposed development. Agenda Page 10 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 11 C. 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 117 unit townhouse development. As part of the site design, the applicant is including active open space area (tot lot and play lawns) and open space for passive uses (walking paths and barbecue areas). It is staff’s opinion that these amenities will encourage residents of the community to spend more time outdoors and live a more active lifestyle. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining apartment residents. For these reasons, staff believes that approval of townhome will not cause serious public health problems. D. 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. As part of the review of the application, an extensive record research was completed. Additionally, the application submitted a preliminary title report with their application. Although several easements have been found, they are mostly for utility access only. All of the easements will be protected in place and will not be altered by the construction of the project. E. 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 subject site is currently vacant with only has limited vegetation. 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. Notwithstanding this, an initial study of environmental impact was prepared pursuant to the requirements of CEQA for the project. Based upon the analysis contained in the initial study, staff is of the opinion that the any impacts caused by the project can be mitigated below a level of significance. The mitigation measures have been incorporated in the recommended conditions of approval. As such, it is staff’s opinion that the proposed project will not impact the environment or wildlife resources. Site Plan Review 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 proposed Site Plan Review is to support the construction of 117 units on the site. In an overall review of the General Plan, it is staff’s opinion that the proposed 117 unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, it is a goal of the General Plan (1.3) to, "Address changes in land use and zoning trends.” The subject site was formally improved with medical offices, which have been demolished and the site now sits vacant. In 2010, the City of Downey rezoned the property from C-P (Commercial Professional) to Downtown Downey Specific Plan, with the intention of a residential project being constructed on the site. This change in land use trend is supported by the applicant’s request for a residential development on the site, thus making it consistent with the aforementioned goal. Agenda Page 11 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 12 Furthermore, 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 a 117 unit increase to the City’s housing inventory. For these reasons, staff is of the opinion that approval of the Site Plan Review is consistent with all other goals, policies, programs, and land uses of 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. Article IX of the Municipal Code provides zoning regulations for the development and use of private property. In this case, the subject site is located within the Downtown Downey Specific Plan, which contains all of the zoning regulations for the area. It is the intent of the Downtown Downey Specific Plan to encourage development of property in a pedestrian oriented scale. This type of development will allow people to live, work, and seek entertainment opportunities without the need to drive. To maintain the pedestrian oriented scale, the proposed development includes locating buildings close to the streets, providing stoop entries, and limiting the buildings to no more than five units in length. Additionally, the design of the site includes several walking paths that will encourage residents to walk from their units to the on-site amenities. 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 Specific Plan, while avoiding significant impacts to the neighboring properties by utilizing proper site design, good architecture, and providing active community open spaces. 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 proposed architectural style is contemporary. To avoid an architectural monotony, the applicant has proposed two elevation schemes and three color palettes, which will enhance the character of the project and integrate it harmoniously into the surrounding area. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. It is staff’s opinion that the combination of architectural style and proposed landscaping, will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and augments the quality of the streetscape. 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 site layout has multiple entries on the various street frontages. This allows consistent forward movement of all vehicles, including trash trucks, moving vans, and emergency vehicles. Pedestrian circulation is separated from vehicle traffic with the use of walkways that connect all portions of the site. At points where the pedestrian walkway crosses a vehicle driveway, pavers are used to notify drivers of the potential crossing. It Agenda Page 12 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 13 is staff’s opinion that this site layout works best to facilitate vehicle movement while maximizing pedestrian safety. 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. 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 in the area. The proposed architectural style is contemporary. To avoid an architectural monotony, the applicant has proposed two elevation schemes and three color palettes, which will enhance the character of the project and integrate it harmoniously into the surrounding area. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. This style is not prevalent in the area, but in staff’s opinion, blends nicely with other architectural styles. 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. 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 proposed residential project is for a 117 townhomes. A review of the area indicates that a majority of the surrounding properties are residential, with some office space on Paramount Blvd. It is staff’s opinion that the surrounding area was taken into consideration in the site design, including the project entry on Paramount Blvd. This includes elimination of the visible parking spaces from Paramount. Furthermore, this project will result in an aesthetically pleasing streetscape (in lieu of the vacant lot). This development, in staff’s opinion, 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. Agenda Page 13 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 14 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 impacts can be mitigated. Finally, as noted above, staff believes that all findings required for approving a Tentative Tract Map and Site Plan Review can be made in a positive manner. As such, staff recommends that the Planning Commission adopt a Mitigated Negative Declaration and approve the Tentative Tract Map and Site Plan Review (PLN-14-00254), 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 14 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 15 MAPS Location Aerial Photograph Agenda Page 15 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 16 Zoning Agenda Page 16 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING TENTATIVE TRACT MAP NO. 73340 AND A SITE PLAN REVIEW (PLN-14-00254), THEREBY ALLOWING THE CONSTRUCTION OF A 117 UNIT TOWNHOUSE DEVELOPMENT ON PROPERTY LOCATED AT 10734 PARAMOUNT BLVD, ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN) 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 December 16, 2014, the applicant submitted a request for the Tentative Tract Map and Site Plan Review to allow the construction of 117 townhomes on the site. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On April 21, 2015, the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on May 13, 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 May 14, 2015; and, D. On May 14, 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 June 3, 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 May 14, 2015 to June 3, 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 Tentative Tract Map, the Planning Commission further finds, determines and declares that: 1. That the proposed map is consistent with the General Plan. The Tentative Tract Map proposes the construction of 117 units on the site. In an overall review of the General Plan, the proposed 117 unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, it is a goal of the General Plan (1.3) to, Agenda Page 17 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 2 "Address changes in land use and zoning trends.” The subject site was formerly improved with medical offices, which have been demolished and the site now sits vacant. In 2010, the City of Downey rezoned the property from C-P (Commercial Professional) to Downtown Downey Specific Plan, with the intention of a residential project being constructed on the site. This change in land use trend is supported by the applicant’s request for a residential development on the site, thus making it consistent with the aforementioned goal. Furthermore, 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). Allowing the proposed project to be constructed will result in a 117 unit increase to the City’s housing inventory. 2. That the site is physically suitable for the type and density of development. The subject site is a 6.52 acre parcel, which exceeds the 10,000 square foot minimum lot size. Based on the size of the parcel, under the Specific Plan, the applicant could construct up to 260 units; whereas he is only proposing 117 units. The overall site plan has been designed to accommodate the units, as well as sufficient parking, landscaping, and open space, all of which exceed the development standards for the Downtown Downey Specific Plan. 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 117 unit townhouse development. As part of the site design, the applicant is including active open space area (tot lot and play lawns) and open space for passive uses (walking paths and barbecue areas). These amenities will encourage residents of the community to spend more time outdoors and live a more active lifestyle. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining apartment residents. 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. As part of the review of the application, an extensive record research was completed. Additionally, the application submitted a preliminary title report with their application. Although several easements have been found, they are mostly for utility access only. All of the easements will be protected in place and will not be altered by the construction of the project. 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 subject site is currently vacant with only has limited vegetation. 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. Notwithstanding this, an initial study of environmental impact was prepared pursuant to the requirements of CEQA for the project. Based upon the analysis contained in the initial study, it is found that any impacts caused by the project can be mitigated below a level of significance. The mitigation measures have been incorporated in the recommended conditions of approval. 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: Agenda Page 18 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 3 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 Site Plan Review proposes the construction of 117 units on the site. In an overall review of the General Plan, the proposed 117 unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, it is a goal of the General Plan (1.3) to, "Address changes in land use and zoning trends.” The subject site was formerly improved with medical offices, which have been demolished and the site now sits vacant. In 2010, the City of Downey rezoned the property from C-P (Commercial Professional) to Downtown Downey Specific Plan, with the intention of a residential project being constructed on the site. This change in land use trend is supported by the applicant’s request for a residential development on the site, thus making it consistent with the aforementioned goal. Furthermore, 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). Allowing the proposed project to be constructed will result in a 117 unit increase to the City’s housing inventory. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. Article IX of the Municipal Code provides zoning regulations for the development and use of private property. In this case, the subject site is located within the Downtown Downey Specific Plan, which contains all of the zoning regulations for the area. It is the intent of the Downtown Downey Specific Plan to encourage development of property in a pedestrian oriented scale. This type of development will allow people to live, work, and seek entertainment opportunities without the need to drive. To maintain the pedestrian oriented scale, the proposed development includes locating buildings close to the streets, providing stoop entries, and limiting the buildings to no more than five units in length. Additionally, the design of the site includes several walking paths that will encourage residents to walk from their units to the on-site amenities. The applicant has designed the community in a manner that accomplishes all of the goals of the General Plan and Specific Plan, while avoiding significant impacts to the neighboring properties by utilizing proper site design, good architecture, and providing active community open spaces. 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 proposed architectural style is contemporary. To avoid an architectural monotony, the applicant has proposed two elevation schemes and three color palettes, which will enhance the character of the project and integrate it harmoniously into the surrounding area. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. The combination of architectural style and proposed landscaping, will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and augments the quality of the streetscape. 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The site layout has multiple entries on the various street frontages. This allows consistent forward movement of all vehicles, including trash trucks, moving vans, and Agenda Page 19 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 4 emergency vehicles. Pedestrian circulation is separated from vehicle traffic with the use of walkways that connect all portions of the site. At points where the pedestrian walkway crosses a vehicle driveway, pavers are used to notify drivers of the potential crossing. This site layout works best to facilitate vehicle movement while maximizing pedestrian safety. 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 in the area. The proposed architectural style is contemporary. To avoid an architectural monotony, the applicant has proposed two elevation schemes and three color palettes, which will enhance the character of the project and integrate it harmoniously into the surrounding area. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. This style is not prevalent in the area, but blends nicely with other architectural styles. 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 proposed residential project is for a 117 townhomes. A review of the area indicates that a majority of the surrounding properties are residential, with some office space on Paramount Blvd. The surrounding area was taken into consideration in the site design, including the project entry on Paramount Blvd. This includes elimination of the visible parking spaces from Paramount. Furthermore, this project will result in an aesthetically pleasing streetscape (in lieu of the vacant lot). This development, will promote the public health, safety, and welf are 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 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 Tentative Tract Map No. 73340 and a Site Plan Review (PLN-14-00254), 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 20 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 5 SECTION 6. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 3rd day of June, 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 3rd day of June, 2015, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 21 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 6 MITIGATED NEGATIVE DECLARATION, TENTATIVE TRACT MAP NO. 73340, AND SITE PLAN REVIEW (PLN-14-00254) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Site Plan Review and Tentative Tract Map No. 73340 (PLN-14- 00254) allows for the construction of a of 117 unit townhouse development. This approval also includes all common open space areas and the accessary structures contained therein. 2) Site Plan Review and Tentative Tract Map No. 73340 (PLN-14-00254) 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 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 and 8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of these hours. 7) All exterior lights on the property 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. 8) Exterior lights shall be un-switched and photo-sensor controlled. Lights shall be on from dusk until dawn. Porch lights for the individual units shall be excluded from this condition. Agenda Page 22 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 7 9) The approved architectural style shall be 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. 10) There shall be no roof mounted equipment including, but not limited to, HVAC equipment. All exterior HVAC equipment shall be ground mounted and screened from view. No HVAC equipment shall be located between the buildings and the public rights- of-way. There shall be no window or wall mounted HVAC equipment. This condition shall not be interpreted to restrict photovoltaic panels mounted to the roof. 11) The proposed project shall consist of 117 residential units within 29 buildings. Buildings shall be three-, four-, and five-plexes only. There shall be three floor plan types, whose sizes and configuration shall be as follows: Plan Living Area Garage Total Bedrooms Bathrooms Option 1 1,753 s.f. 423 s.f. 2,176 s.f. 2 2.5 3 bed/3.5 bath 2 1,868 s.f. 429 s.f. 2,297 s.f. 3 2.5 4 bed/3.5 bath 3 2,215 s.f. 502 s.f. 2,717 s.f. 4 3.5 N/A 12) 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. 13) Any graffiti applied to the site shall be removed within 48 hours. 14) 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. 15) Drought tolerant landscaping shall be used in all landscape areas of the site, except for the paly area as noted on the approved landscape plan. All landscape shall be installed and permanently maintained as approved by the Planning Commission. Synthetic turf is not permitted, except in the dog areas, as noted on the approved landscape plan. 16) All above grade back-flow preventers, check valves, and transformers shall be painted green and screened from view from the public right-of-way. 17) All mitigation measures, as established by the Mitigated Negative Declaration, shall be complied with at all times. This shall include: Air Quality AIR01: During construction, the applicant shall comply with all BMP’s contained in SCAQMD's Rule 403 for fugitive dust control. AIR02: The project shall adhere to the requirements of SCAQMD Rule 1403 (Asbestos Emissions for Demolition / Renovation Activities). AIR03: Water all active construction areas at least twice daily. AIR04: Cover all haul trucks or maintain at least two feet of freeboard. AIR05: Pave or apply water four times daily to all unpaved parking or staging areas. AIR06: Sweep or wash any site access points within 30 minutes of any visible Agenda Page 23 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 8 dirt deposition on any public roadway. AIR07: Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. AIR08: Suspend all operations on any unpaved surface if winds exceed 25 mph. AIR09: Hydroseed or otherwise stabilize any cleared area which is to remain inactive for more than 96 hours after clearing is completed. AIR10: Require 90-day low-NOX tune-ups for off-road equipment. AIR11: Limit allowable idling to 10 minutes for trucks and heavy equipment. AIR12: Limit individual construction sites to less than 10 acres for extended, continuous construction. AIR13: Encourage carpooling for construction workers. AIR14: Wet down or cover dirt hauled off-site. AIR15: Encourage receipt of materials during non-peak traffic hour. Greenhouse Gases GHG01: All appliances shall be Energy Star Certified. GHG02: Homes shall be prewired for solar energy and developer shall make an option for solar to be included with each home. GHG03: All paint, carpet, and cabinets shall have a low VOC content. GHG04: All installation shall be formaldehyde free. GHG05: Exterior lighting shall be LED. GHG06: Information shall be provided to buyers on retail and eating establishments within walking distance. 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. Transportation/Traffic TRF01: The developer shall pay the following fair-share contribution towards intersection improvement projects: Paramount @ 7th = 9.5%, Paramount @ 5th = 13.6%, and Paramount @ 3rd = 8.6%. Utilities and Service Systems UTL01: All toilets, faucets, showerheads within the units shall be WaterSense labeled. UTL02: All landscape shall be drought tolerant, with exception to areas that are designated for turf, as noted on the approved landscape plan. UTL03: Irrigation shall be done through drip, bubbler, or subsurface dripline only. The control vales shall be WaterSense certified and shall have rain gauges. 18) The maximum height of all accessory structures (cabana, trellis covers over the walkways, and the like shall not exceed 12’. 19) All interior property lines (i.e. adjoining the project site and other sites) shall have a 7’ tall block wall. The walls shall be either stucco or decorative block wall, as approved by the City Planner. There shall be no walls or fences between the units and the public right of way (this does not include walls on the stoops and landings). Agenda Page 24 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 9 20) All open parking spaces shall be limited to 72-hour parking only and be duly marked. Open parking spaces shall not be assigned. 21) 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 the following: a) All trash receptacles to be stored in the garages of the units (except during pick up day), b) Require all garages be maintained in a manner to accommodate two vehicles at all times, c) Require all guest parking spaces be duly marked and not assigned to the residents, d) Shall prohibit parking anywhere on the site, except in the garages and marked guest parking spaces. 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. 22) All project entries shall have an enhanced paving (pavers or stamped color concrete). The City Planner shall review and approval final enhanced paving prior to installation. 23) All attic venting shall be architecturally consistent with the buildings, as determined by the City Planner. Dormer vents and/or turbine vents shall not be permitted. 24) Prior to the recording of the Final Tract Map, the applicant shall pay all Park in-lieu fees, as required by Municipal Code Section 9931.8. 25) There shall be no gates across any of the driveways. 1. 26) Bags and trash reciprocals for animal waste shall be provided in all pet areas. 2. 27) All pet areas designated to be “off leash” shall be enclosed with a fence. The fence size and type shall be approved by the City Planner. 3. 28) All units that face Paramount Blvd., 5th St., or 7th St. shall have a stoop entry with a solid wing wall as noted in the approved architectural plans. BUILDING 29) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey. 30) 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 occupancy of the units. Agenda Page 25 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 10 FIRE 31) Access roads greater than 150 feet in length shall have an approved means of turning around for fire apparatus in accordance with 2013 California Fire Code and DMC Section 3327. 32) Water mains shall be installed in accordance with DMC Section 3600. 33) Hydrant placement/spacing shall be in accordance with DMC Section 3610, (a), (1). “300 feet for industrial, commercial, high density or multi-unit residential areas.” 34) Additional public hydrants may be required depending upon required fire flows, street width, or tactical considerations by the Fire Chief (DMC Section 3610(c)). 35) Residential Fire Sprinklers shall be installed in accordance with DMC Section 3317 and NFPA 13D. All new building(s) constructed for any occupancy use shall be protected by an approved Automatic Fire Extinguishing System throughout, installed in accordance with current recognized standards. 36) Fire Lane signage shall be installed in accordance with DMC 3327. 37) Smoke detectors shall be installed within each residential living unit in accordance with 2013 California Fire Code section 907.2.11.2. 38) Residential Addressing- due to the high density of the project, each residence shall be provided with a clearly visible address. 39) Knox key access shall be provided for all keyed public access security gates. 40) Fire Protection equipment shall be identified in accordance with 2013 California Fire Code section 509.1. “Approved signs required to identify fire protection equipment and equipment location shall be constructed of durable materials, permanently installed and readily visible.” PUBLIC WORKS 41) The owner/applicant shall dedicate five feet (5‘) for right-of-way purposes along 7th Street frontage and property line corner cut off right of way dedication at the intersection of 7th Street and Paramount Bl to the standards of the City Engineering Division. 42) The owner/applicant shall install fifteen (15) LED street lights with full-cutoff fixture optics on new marbelite standard with underground service along the perimeter of the tract. Prior to the installation of the lights, the applicant shall obtain all necessary permits for the Engineering Division. 43) 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 Division 12 of the Streets and Highways Code and/or Division 2 of the Government Code of the State of California. 44) All onsite utilities shall be installed underground. Agenda Page 26 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 11 45) The owner/applicant shall install street trees around the perimeter of the project. Street trees shall be 24-inch box (2-inch diameter trunk) street trees at 50 foot distance apart planted in 4’X5’ tree wells. 46) Prior to the issuance of building permits, 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. 47) Prior to the issuance of grading permits, 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 and sanitary sewer lines; and the type of existing use, including the gross square footage of the building, and its disposition. 48) The owner/applicant shall construct/install curb, gutter, sidewalk, disabled ramps, portland cement concrete driveway approaches, and pavement along all property frontage to the standards of the Department of Public Works. Sidewalks shall extend the full width of the parkway, except for tree wells. 49) Broken, uneven, or sub-standard curb, gutter, sidewalk, driveway, disabled ramps and pavement, within the project boundaries, 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. 50) 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. 51) 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. The driveway approach on Paramount Blvd shall be a radius return approach. 52) 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. 53) 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 Agenda Page 27 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 12 Stormwater Quality Management Plan (SQMP) of the Los Angeles County Department of Public Works, and Municipal Code Section 5700 et. seq. 54) 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. 55) Prior to the final of building permits, the owner/applicant shall provide that all construction graffiti created as part of this project in the public right of way to be removed. 56) The owner/applicant shall provide that no easements of any type be granted over any portion of the subdivision to any agency, utility or organization (private or public), except to the City of Downey prior to recordation of the tract map, unless said easement is approved by the City of Downey. The owner/applicant shall grant easements in the name of the City shall include: a) Vehicular easements. b) Walkway easements. c) Drainage easements. d) Utility easements. 57) 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. 58) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each unit. 59) The owner/applicant shall furnish and install a (min. 1-inch) dedicated water service line, meter, and meter box for the landscaping irrigation system. 60) 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. 61) 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. 62) The owner/applicant shall furnish and install the public potable water improvements, including on-site pump facilities or extension and/or replacement of existing mains and associated facilities, necessary to provide adequate fire flow and pressure to the site. 63) 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 Agenda Page 28 Resolution No. ___________ Downey Planning Commission 10734 Paramount Blvd – PLN-14-00254 June 3, 2015 - Page 13 shall be readily accessible for emergency and inspection purposes. Backflow devices shall be screened from street view by providing sufficient landscaping to hide it. 64) 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. 65) 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. 66) 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). 67) 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. 68) The owner/applicant is responsible for coordinating with, and payment(s), to, the City and CSDLAC for all sanitary sewer connection and capacity charges. 69) The applicant’s “fair share” payment to intersection upgrades, as required by the mitigation measures, shall be as follows: Paramount Blvd @ 3rd St. - $17,000 (City local match on grant) x 8.6% = $1,462 (KB fair share amount). Paramount Blvd @ 5th St. - $31,000 (City local match on grant) x 13.6% = $4,216 (KB fair share amount). Paramount Blvd @ 7th St. - $21,000 (City local match on grant) x 9.5% = $1,995 (KB fair share amount). 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 Agenda Page 72 Agenda Page 73 Agenda Page 74 Agenda Page 75 Agenda Page 76 Agenda Page 77 Agenda Page 78 Agenda Page 79 Agenda Page 80 Agenda Page 81 Agenda Page 82 Agenda Page 83 Agenda Page 84 Agenda Page 85 Agenda Page 86 Agenda Page 87 Agenda Page 88 Agenda Page 89 Agenda Page 90 Agenda Page 91 Agenda Page 92 Agenda Page 93 Agenda Page 94 Agenda Page 95 Agenda Page 96 Agenda Page 97 Agenda Page 98 Agenda Page 99 Agenda Page 100 Agenda Page 101 Agenda Page 102 Agenda Page 103 Agenda Page 104 Agenda Page 105 Agenda Page 106 Agenda Page 107 Agenda Page 108 Agenda Page 109 Agenda Page 110 Agenda Page 111 Agenda Page 112 Agenda Page 113