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HomeMy WebLinkAboutPC Resolution 15-2923RESOLUTION NO. 15 -2923 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 9515 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: 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 Resolution No. 15 -2923 Downey Planning Commission 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 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 2 Resolution No. 15 -2923 Downey Planning Commission 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: 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 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 3 Resolution No. 15 -2923 Downey Planning Commission 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. 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 4 Resolution No. 15 -2923 Downey Planning Commission SECTION 6. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 20th day of May, 2015.. A Wrr , C rman 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: Lujan, Flores, Morales, Rodriguez and Owens NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None ABSTAIN: • -COMMISSIONERS: None Mary Cavanagh, Secretary City Planning Commission 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 5 Resolution No. 15 -2923 Downey Planning Commission 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 fagade 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. 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 6 Resolution No. 15 -2923 Downey Planning Commission 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: Standard Lot Requirement Site (E) Building Building 10,000 s.f. ± 154,000 s.f. - - Area 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 ad jacent to commercial south 0' - - 34 " -9" Side west 46' - 67' 91' Building Separation 20' 83' - - Parkin includes parking for plaza) 140 175 - - Drive -thru Queue 8 vehicles - - 8 vehicles Landscaping 15,400 s.f. 27,315 s.f. - - 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. 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 7 Resolution No. 15 -2923 Downey Planning Commission 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. 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 8 Resolution No. 15 -2923 Downey Planning Commission 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. 23) A metal awning shall be provided above the drive -thru pick -up window. 24) A stop sign and limit line shall be provided at the exit of the drive -thru lane. 25) The height of the fence and gate along the Raviller and Birchdale right -of -way shall be increased to 7'. The applicant shall landscape the residential side of this wall. BUILDING 26) 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. 27) 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 28) 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. 29) 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. 30) 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. 31) 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 32) 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. 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 9 Resolution No. 15 -2923 Downey Planning Commission 33) 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. 34) 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. 35) All new onsite utilities shall be installed underground. 36) The facility design must provide for recycling facilities, i.e., storage and handling areas for recycling facilities. 37) 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. 38) 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. 39) 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. 40) 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. 41) 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 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 10 Resolution No. 15 -2923 Downey Planning Commission 42) The owner /applicant shall provide that all construction graffiti created as part of this project in the public right of way to be removed. 43) 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. 44) 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. 45) The owner /applicant shall furnish and install fire hydrant(s) and dedicated fire protection lateral(s) including backflow devices, fire department connections and other appurtenances as required by the Department of Public Works and the Downey Fire Department. Such improvements may include removal and /or replacement of existing fire hydrants, laterals, backflow devices, and associated facilities with new facilities to current Downey standards and materials. Backflow devices, fire department connections, and associated appurtenances are to be located on private property and shall be readily accessible for emergency and inspection purposes. Backflow devices shall be screened from street view by providing sufficient landscaping to hide it. 46) The owner /applicant shall provide and record utility easement(s) for access to, and inspection and maintenance of, public water lines, meters and appurtenances, and backflow devices. 47) The owner /applicant shall furnish and install sanitary sewer lateral(s) and associated facilities within the public right of way in accordance with the requirements of the Department of Public Works. 48) The owner /applicant shall identify the point(s) of connection for the sanitary sewer lateral(s) and confirm that sufficient capacity exists in the publicly owned facilities in conformance with the requirements of the Department of Public Works and the County Sanitation Districts of Los Angeles County ( CSDLAC). 49) The owner /applicant shall furnish and install the public sanitary sewer improvements, including extension and /or replacement of existing mains and associated facilities, necessary to provide adequate capacity for the site as approved by the Department of Public Works and CSDLAC. 50) The owner /applicant is responsible for coordinating with and payment to the City and CSDLAC for all sanitary sewer connection and capacity charges. 51) 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. 9515 Lakewood Blvd — PLN -14 -00240 May 20, 2015 - Page 11