HomeMy WebLinkAbout3. PLN-15-00076 - 7321 FirestoneSTAFF REPORT
PLANNING DIVISION
DATE: SEPTEMBER 16, 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-15-00076 (SITE PLAN REVIEW) – A REQUEST TO CONSTRUCT
AN 45,670 SQUARE FOOT NEW CAR DEALERSHIP (DOWNEY
NISSAN)
LOCATION: 7321 FIRESTONE BLVD
ZONING: C-M (COMMERCIAL MANUFACTURING)
REPORT SUMMARY
The proposed project is a request to construct a new car dealership on a vacant lot. Intended to
be the new home of Downey Nissan, currently located at 7550 Firestone Blvd, the applicant is
proposing to construct a new 45,670 square foot building that includes a showroom, customer
areas, office space, and repair facilities. In addition to the building, the development area will
be improved with parking, vehicle display and storage areas. Based on the analysis contained
in this report, staff is recommending the Planning Commission adopt the following titled
resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A SITE PLAN REVIEW (PLN-15-00076), THEREBY
ALLOWING CONSTRUCTION OF A 45,670 SQUARE FOOT NEW CAR
DEALERSHIP (DOWNEY NISSAN) ON PROPERTY LOCATED AT 7321
FIRESTONE BLVD, ZONED C-M (COMMERCIAL MANUFACTURING).
BACKGROUND
The subject site is 16.5-acre parcel that is located on the north side of Firestone Blvd, west of
Old River School Rd. This site was previously used for automobile dealerships and a home
improvement store; however, all of the former buildings have been demolished. The property is
zoned C-M (Commercial Manufacturing) and has a General Plan Land Use Designation of
Commercial Manufacturing. The property frontage is adjacent to Firestone Blvd and measures
approximately 1,750’. The rear property line is on the north side of the parcel. This property
line has a length of 1,815’. The front and rear property lines meet at a single point on the east
side of the parcel, giving the lot a triangular shape. The parcel has a lot depth of 706’-9”.
Agenda Page 1
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 2
Notwithstanding the overall lot size and dimensions, the project will only occupy the eastern
portion of the site (hereinafter the “development area”). The development area is 6.57-acres in
size and has a triangular shape. The length of the front property line is 868’ and the rear
property line is 1,025’-8”. Like the overall parcel, the front and rear property lines of the
development area meet at a single point on the east side of the lot. The west property line is
508’-9” long.
View of property from Firestone Blvd
The north side of the property is bounded by the Union Pacific Railroad right-of-way, which
bisects the City. Across this 100’ wide right-of-way are residential properties that are zoned R-1
(Single Family Residential) with a Second Unit Development overlay. These parcels have a
General Plan Land Use Designation of Low Density Residential. To the south of the project site
(across Firestone Blvd) and to the east of the project site (across Old River School Rd) are a
variety of retail, office, and other commercial uses on multiple parcels. These parcels are zoned
C-2 (General Commercial) and have a General Plan Land Use Designation of General
Commercial. Likewise, the parcels to the west of the project site are improved with commercial
uses, but this property is zoned C-M (Commercial Manufacturing) and has a General Plan Land
Use Designation of Commercial Manufacturing.
On April 23, 2015, the applicant (Rudy De La O) submitted a Site Plan Review application,
requesting to construct a new car dealership within the development area. The project was
discussed by the City’s Development Review Committee (DRC) on May 14, 2015. The DRC
recommended changes to the project to ensure proper emergency access, increase the amount
of landscaping, ensure the building is solar ready, and other minor site improvements. Due to
necessary changes to the site plan, staff deemed the application incomplete. On August 12,
2015, the applicant submitted the remaining information needed to process the request. Staff
deemed the application complete on September 1, 2015.
On September 3, 2015, notice of the pending public hearing was published in the Downey
Patriot. Additionally, the notice was mailed to all property owners within 500’ of the subject site.
DISCUSSION
The proposed project is a request for a Site Plan Review (PLN-15-00076) to construct a new car
dealership on a vacant lot. Intended to be the new home of Downey Nissan, which is currently
Agenda Page 2
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 3
located at 7550 Firestone Blvd, the applicant is proposing to construct a new 45,670 square foot
two-story building on the western side of the development area (see description of development
area below). The uses contained within the building are below listed below in Table 1.
The service area has 36 bays for vehicle repair,
plus two quick service bays for oil changes. In
addition to the repair area, there are five bays to
wash and detail vehicles. Additionally, there is a
2,700 square foot covered service drive attached
to the east side of the building and a 1,066 square
foot covered vehicle delivery area attached to the
west side of the building.
The building will be 29’-6” tall and utilize Nissan’s
prototypical architectural style. This contemporary
architectural style includes using a silver metallic
aluminum composite material (ACM) and clear
glazing on the front façade. These materials will wrap around the sides of the building, ensuring
the building does not have a false front appearance. The use of Nissan Red ACM will highlight
the entrance to the showroom. Aluminum louvers will be mounted on the upper portion of the
glazing, giving the storefront a cap (signs will be mounted to these louvers). The service drive
porte-cochère will have a steel ribbed panel. The remainder of the building will be stucco that is
painted gray to complement the ACM panels.
Staff initially worked with the applicant to ensure the architectural style meets the City’s
standards, while complying with Nissan Corporate’s desire to provide consistency among all of
the dealerships nationwide. This included requiring the service drive to remain open-air,
provide larger sidewalks around the building, the use of potted plants around the building, and
provide enhancements to the project entry.
Artistic Rendering
Use Size
1st Floor
Showroom/Sales Area 7,445 s.f.
Customer Facilities 3,300 s.f.
Parts Storage 3,875 s.f.
Repair Facilities 19,925 s.f.
Wash Area 1,475 s.f.
2nd Floor
Business Offices 4,100 s.f.
Parts Storage 5,550 s.f.
Total 45,670 s.f.
Table 1
Agenda Page 3
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 4
Outside of the building, the project includes 37,512 s.f. of landscaping, 55 customer parking
spaces, 113 parking spaces for the service area and employees, and inventory storage and
display area. A complete review of the development standards of the development area is in
Table 2 below:
Standard Requirement Site
Lot (development area)
Area 2 Acres 6.57 acres
Width 290’ ± 868’
Depth 300’ ± 508’
FAR 0.60 0.16
Height 150’ or 10 stories 29’-6” / 2 stories
Setbacks
Front 20’ 140’-11”
Rear 15’ 73’-3”
Side 0’ 47’-11”
Parking 163 168
Landscaping 28,619 s.f. 37,512 s.f.
Table 2
Access to the site will be from a single driveway on Firestone Blvd, which is aligned with Arnett
St. This driveway will have four lanes, two in and two out to accommodate trucks and vehicles.
It should be noted that the Firestone/Arnett/driveway intersection is currently being signalized,
which will be activated prior to the operations of business on the site. As part of the site design,
staff worked with the applicant to ensure delivery trucks can navigate through the site so they
will not block traffic lanes on Firestone Blvd (a condition of approval has been included).
Although the majority of the development area is being
dedicated to the display and storage of vehicles, the applicant
has provided a site layout that includes over 37,000 s.f. of
landscape area. This includes a 24’-25’ wide landscape
planter along the entire Firestone Blvd frontage. Within this
planter, the applicant is proposing Brisbane Box (Tristania
conferta) trees that are spaced approximately 80’ apart. The
ground cover for this planter is California Meadow Sedge
(Carex pansa), which is augmented with Red Groundcover
Rose (Rosa ‘flower carpet red’). Like the frontage, the
applicant is proposing to use Brisbane Box trees along the rear
property line; however, they will be spaced closer together
(approximately every 40’). Australian Willow (Geijera
parviflora) trees, along with a variety of shrubs, vines, and
potted plants are used throughout the site to complement the
use and architectural style of the building. The proposed
landscape plan, in staff’s opinion, achieves the goal of
providing an open sales and display area needed by car
dealerships, while meeting all of the City’s landscape
requirements. All of the landscaping is considered drought
tolerant, thus conserving water usage for the site. Notwithstanding this, staff is recommending a
condition of approval requiring the landscaping irrigation system have a separate meter from the
building’s potable water supply system, thus allowing for future retrofit should the City install a
recycled water main within the Firestone Blvd. right-of-way.
Agenda Page 4
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 5
As with all car dealerships, lighting of the vehicle display areas is an important component.
Staff has reviewed the photometric plan for the proposed project. It was noted that the parking
areas have higher intensity lights; however, there is no spill over from the site onto adjacent
properties or the right-of-way. Nevertheless, staff has recommended a condition of approval
requiring all lights to be shielded, positions, and/or directed as not to illuminate off-site.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed Site Plan Review for compliance with the California
Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that
this request is categorically exempt from CEQA, pursuant to Guideline Section No. 15302
(Class 2, Replacement or Reconstruction). Categorical Exemptions are projects, which have
been determined not to have a significant effect on the environment and have been exempted
from the requirements of the California Environmental Quality Act. Class 2 exemptions are
allows the replacement of a commercial structure on the same site, provided the new structure
has substantially the same size, purpose, and capacity. Previous uses on the site included car
dealerships with several buildings that totaled 58,900 square feet of floor area. The new
proposal is for a single car dealership with less than 46,000 square feet of floor area. It is staff’s
opinion that the proposed project has a smaller building and the same purpose and capacity of
former uses on the site, thus qualifies for the Class 2 exemption.
FINDINGS
Pursuant to Municipal Code Section 9820.08, seven (7) findings must be adopted prior to the
Planning Commission approving the Site Plan Review. A discussion of the findings follows:
A. The site plan is consistent with the goals and policies embodied in the General
Plan and other applicable plans and policies adopted by the Council.
The subject site has a General Plan Land Use Designation of Commercial
Manufacturing and zoning of C-M (Commercial Manufacturing). According to the
General Plan, “The Commercial Manufacturing designation is intended to provide
greater flexibility for providing land uses that generate employment such as shopping
centers, major offices, and light industrial.” Furthermore, it is a goal of the General Plan
to “Ensure the continued fiscal balance of the community” (Goal 9.3). It is also a policy
of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Staff is of
the opinion that the proposed project is consistent with the intent of the land use
designation and the aforementioned goal and policy since this request will support a new
vehicle dealership. Staff believes that the larger dealership (as compared to their
current location) will allow the dealership to sell additional vehicles, thus increasing tax
review and ensuring the City of Downey maintains a fiscal balance. Similarly, approval
of this project will upgrade the property and enhance the aesthetics of the area.
Accordingly, staff believes that approval of the project is consistent with the goals,
policies, programs, and land uses of all applicable elements of the General Plan.
B. The proposed development is in accordance with the purposes and objectives of
Article IX and the zone in which the site is located.
One of the purposes of the Zoning Code is to allow development of properties, while
avoiding impacts of the adjoining area. The subject site is within the C-M (Commercial
Agenda Page 5
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 6
Manufacturing) zone. According to the Municipal Code, “the C-M Zone is intended to
provide a flexible range of commercial, wholesale, and light manufacturing uses that can
be operated in harmony with each other and in a clean and orderly manner.” The
proposed dealership meets all of the development standards set forth in the C-M zone.
It is staff’s opinion that the proposed new car dealership is consistent with the intent of
the C-M zone, since the car sales lot is intended to serve the community as a whole, and
will operate in harmony with surrounding uses. Staff is of the further opinion that since
the proposal meets all of the development standards; it is being proposed in accordance
with the objectives of the zone.
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 site layout utilizes large setbacks and a wide landscape planter along the
property frontage. The larger setbacks and landscaping, in staff’s opinion, is consistent
with other developments in the area. Furthermore, the applicant is proposing to utilize
Brisbane Box trees in the front landscape setback, which matches the tree types used in
the immediate area. Staff is of the opinion that the contemporary architectural style,
along with the site layout, will allow the proposed development to harmoniously integrate
and enhance the area.
D. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effects of the development from the
view of the public streets.
Former uses on the site included car dealerships. The proposed site plan, in staff’s
opinion, allows the reestablishment of an automobile dealership, while improving on-site
circulation and pedestrian access. The site plan allows easier access to the vehicle
service area and ample customer parking for the showroom. Furthermore, proper
pedestrian access is being provided from the public right-of-way. Staff believes that this
layout will make it safer for pedestrians and vehicles to circulate on the site. Based on
this, staff is of the opinion that the applicant has taken into consideration proper
pedestrian and vehicle circulation in designing the site. Staff is of the further opinion that
the use of landscaping along the front setback will give a proper visual effect of the site
from the street that will blend with the area.
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 is a virtual plethora of architectural styles, particularly in this
area. The proposed architecture is a contemporary architectural style, which includes
the use of stucco and ACM panels on the facades. Additionally, the applicant is
proposing to use large storefront framed windows throughout the front facade. The
proposed architecture utilizes elements of, but does not match the other buildings in the
area. Based on this, it is staff’s opinion that the finished materials and colors being
Agenda Page 6
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 7
proposed by the applicant will allow the buildings to blend nicely with the architectural
styles of the other buildings, while avoiding an architectural monotony. Staff is of the
further opinion that the proposed architectural style will upgrade the overall appearance
of the site and, in turn, improve the community appearance.
F. The site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying
betterment of conditions affecting the public health, safety, comfort, and welfare.
The site is currently vacant. This proposal will serve to upgrade the area with a new
automobile dealership that has a contemporary architectural style and a wide landscape
planter along the entire property frontage. The site has been planned to avoid points of
a potential vehicle/pedestrian conflicts. It is staff’s opinion that this project is consistent
with current practices, as well as provides an upgrade to the aesthetics of the area. It is
staff’s additional opinion that the proposed project will enhance the streetscape, thus
promoting better health, safety, and welfare of those who work or reside in the area.
G. The proposed development's site plan and its design features will include graffiti
resistant features and materials in accordance with the requirements of Section
4960 of Chapter 10 of Article IV of this Code.
As part of this project staff is recommending several conditions of approval, which
include the use of graffiti resistant materials in the construction of the building. Should
any graffiti appear on the site, staff has recommended an additional condition of
approval that the applicant have it removed within 48 hours of application. With these
conditions, staff feels that the design features will include be in accordance with Section
4960 of the Municipal Code.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
CONCLUSION
Based on the analysis contained within this report and the attached initial study, staff is
concluding that the proposed project is consistent with the goals and intent of the General Plan
and Zoning Code. Furthermore, staff is concluding that the architectural style of the building will
complement the area and provide a general upgrade to the aesthetic quality of the area.
Finally, as noted above, staff believes that all findings required for approving a Site Plan Review
can be made in a positive manner. As such, staff recommends that the Planning Commission
approve the Site Plan Review (PLN-15-00076), subject to the recommended conditions of
approval.
EXHIBITS
A. Maps
B. Draft Resolution
C. Project Plans
Agenda Page 7
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 8
MAPS
Location
Aerial Photograph
Agenda Page 8
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 9
Zoning
Agenda Page 9
RESOLUTION NO. _____________
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING A SITE PLAN REVIEW (PLN-15-00076), THEREBY ALLOWING
CONSTRUCTION OF A 45,670 SQUARE FOOT NEW CAR DEALERSHIP (DOWNEY
NISSAN) ON PROPERTY LOCATED AT 7321 FIRESTONE BLVD, ZONED C-M
(COMMERCIAL MANUFACTURING)
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 April 23, 2015, the applicant (Rudy De La O) submitted a Site Plan Review
application, requesting to construct a new car dealership within the development area.
The application was deemed incomplete due to missing information on the project plans;
and
B. On August 12, 2015, the applicant submitted the final information needed to complete
the request; as such, staff deemed the application complete on September 1, 2015.;
and,
C. On September 3, 2015, notice of the pending application published in the Downey
Patriot and mailed to all property owners within 500' of the subject site; and,
D. The Planning Commission held a duly noticed public hearing on September 16, 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 the
environmental impact of the proposed development has been reviewed and has been found to
be in compliance with the California Environmental Quality Act (CEQA) and is categorically
exempt from CEQA, pursuant to Guideline Section No. 15302 (Class 2, Replacement or
Reconstruction).
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Site Plan Review, the Planning Commission further finds,
determines and declares that:
1. The site plan is consistent with the goals and polices embodied in the General Plan and
other applicable plans and polices adopted by the Council. The subject site has a
General Plan Land Use Designation of Commercial Manufacturing and zoning of C-M
(Commercial Manufacturing). According to the General Plan, “The Commercial
Manufacturing designation is intended to provide greater flexibility for providing land
uses that generate employment such as shopping centers, major offices, and light
industrial.” Furthermore, it is a goal of the General Plan to “Ensure the continued fiscal
balance of the community” (Goal 9.3). It is also a policy of the General Plan (Policy
8.2.2) to “Promote the upgrading of properties.” The proposed project is consistent with
the intent of the land use designation and the aforementioned goal and policy since this
request will support a new vehicle dealership. The larger dealership (as compared to
Agenda Page 10
Resolution No. ____________
Downey Planning Commission
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 2
their current location) will allow the dealership to sell additional vehicles, thus increasing
tax review and ensuring the City of Downey maintains a fiscal balance. Similarly,
approval of this project will upgrade the property and enhance the aesthetics of the area.
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
subject site is within the C-M (Commercial Manufacturing) zone. According to the
Municipal Code, “the C-M Zone is intended to provide a flexible range of commercial,
wholesale, and light manufacturing uses that can be operated in harmony with each
other and in a clean and orderly manner.” The proposed dealership meets all of the
development standards set forth in the C-M zone. The proposed new car dealership is
consistent with the intent of the C-M zone, since the car sales lot is intended to serve the
community as a whole, and will operate in harmony with surrounding uses. Additionally,
since the proposal meets all of the development standards; it is being proposed in
accordance with the objectives of the zone.
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
site layout utilizes large setbacks and a wide landscape planter along the property
frontage. The larger setbacks and landscaping is consistent with other developments in
the area. Furthermore, the applicant is proposing to utilize Brisbane Box trees in the
front landscape setback, which matches the tree types used in the immediate area.
Finally, the Planning Commission finds that the contemporary architectural style, along
with the site layout, will allow the proposed development to harmoniously integrate and
enhance 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.
Former uses on the site included car dealerships. The proposed site plan, allows the
reestablishment of automobile dealership, while improving on site circulation and
pedestrian access. The site plan allows easier access to the vehicle service area and
ample customer parking for the showroom. Furthermore, proper pedestrian access is
being provided from the public right-of-way. This layout will make it safer for pedestrians
and vehicles to circulate on 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 is a virtual plethora of architectural styles, particularly in this
area. The proposed architecture is a contemporary architectural style, which includes
the use of stucco and ACM panels on the facades. Additionally, the applicant is
proposing to use large storefront framed windows throughout the front facade. The
proposed architecture utilizes elements of, but does not match the other buildings in the
area. Based on this, the finished materials and colors being proposed by the applicant
will allow the buildings to blend nicely with the architectural styles of the other buildings,
while avoiding an architectural monotony. Furthermore, the proposed architectural style
will upgrade the overall appearance of the site and, in turn, improve the community
appearance.
Agenda Page 11
Resolution No. ____________
Downey Planning Commission
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 3
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 vacant.
This proposal will serve to upgrade the area with a new automobile dealership that has a
contemporary architectural style and a wide landscaped planter across the entire
property frontage. The site has been planned to avoid points of a potential
vehicle/pedestrian conflicts. This project is consistent with current practices, as well as
provides an upgrade to the aesthetics of the area.
7. The proposed development's site plan and its design features will include graffiti
resistant features and materials in accordance with the requirements of Section 4960 of
Chapter 10 of Article IV of this Code. As part of this project several conditions of
approval have been included to require the use of graffiti resistant materials in the
construction of the building. Should any graffiti appear on the site, an additional
condition of approval has been included to have the applicant have it removed within 48
hours of application.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this
Resolution, the Planning Commission of the City of Downey hereby approves Site Plan Review
(PLN-15-00076), 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.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 16th day of September, 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 16th day of
September, 2015, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 12
Resolution No. ____________
Downey Planning Commission
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 4
SITE PLAN REVIEW (PLN-15-00076)
EXHIBIT A - CONDITIONS
PLANNING
1) The approval of this Site Plan Review permits the construction of a new car dealership
(Downey Nissan), which shall include a new 45,670 square foot two-story building, a
2,700 square foot covered service drive, a 1,066 square foot covered vehicle delivery
area, and all the related outdoor display, parking, and storage areas on property located
at 7321 Firestone Blvd.
2) Approval of this Site Plan Review shall not be construed to mean any waiver of
applicable and appropriate zoning regulations, or any Federal, State, County, and City
laws and regulations. Unless otherwise expressly specified, all other requirements of
the City of Downey Municipal Code shall apply.
3) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
4) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
5) All conditions of approval set forth in this resolution shall be complied with before the
Site Plan Review becomes valid.
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 roof-mounted equipment shall be screened from view as seen from adjoining
properties and the public right-of-way. Additionally, any HVAC equipment mounted to
the ground shall be screened from view from adjoining properties and the public right -of-
way.
8) All lights on the property shall be directed, positioned, and/or shielded such that they do
not illuminate surrounding properties and the public right-of-way.
9) Any bollards on the site shall be decorative in nature. Prior to the installation of the
bollards, the applicant shall obtain approval color and style by the City Planner.
Agenda Page 13
Resolution No. ____________
Downey Planning Commission
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 5
10) The development standards for the site shall be as follows:
Standard Requirement Site
Lot (development area)
Area 2 Acres 6.57 acres
Width 290’ ± 868’
Depth 300’ ± 508’
FAR 0.60 0.16
Height 150’ or 10 stories 29’-6” / 2 stories
Setbacks
Front 20’ 140’-11”
Rear 15’ 73’-3”
Side 0’ 47’-11”
Parking 163 168
Landscaping 28,619 s.f. 37,512 s.f.
11) The approved architectural style, finish material, and colors 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. At his/her discretion, the City Planner may refer
changes to the facades and/or colors to the Planning Commission for consideration.
12) Noise generated from the business shall comply with Municipal Code Section 4600 et.
seq. In any case, noise shall not exceed 65 dBA, as measured at the property line.
13) All signs shall comply with the requirements set forth in the Downey Municipal Code.
14) All customer parking spaces, as noted on the approved site plan, shall be reserved for
customers only. Prior to the final of building permits, the applicant shall paint pavement
markings labeling these spaces as such.
15) 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. Any graffiti
applied on the site shall be removed by the applicant within 48 hours.
16) 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.
17) 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. Landscape irrigation shall
utilize a separate meter from the building potable water to allow for future retrofit to
recycled water.
18) All above grade back-flow preventers, check valves, and transformers shall be painted
green and screened from view from the public right-of-way.
Agenda Page 14
Resolution No. ____________
Downey Planning Commission
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 6
19) All deliveries and pick-up shall occur on the site only. Trucks and/or other delivery
vehicles shall not be allowed to park on Firestone Blvd.
BUILDING
20) 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.
21) Prior to the commencement of construction, the applicant shall obtain all required
permits. Additionally, the applicant shall obtain all necessary inspections and permit
final prior to beginning operation of the site.
FIRE DEPARTMENT
22) 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.
23) 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.
PUBLIC WORKS
24) All new onsite utilities shall be installed underground.
25) 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.
26) All existing driveways, with exception of the new project entry at the corner of Firestone
and Arnett, shall be removed and replaced with curb, gutter, and sidewalk.
27) Prior to the commencement of operations, the applicant shall obtain an industrial
wastewater discharge permit form the Los Angeles County Sanitation District for all
areas of the operation required to have said wastewater discharge permit.
28) Prior to the issuance of building permits, the applicant shall pay a fair-share contribution
for the construction of a raised landscape median in the Firestone Blvd right of way. The
fair-share contribution shall be as determined by the Director of Public Works.
29) 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.
Agenda Page 15
Resolution No. ____________
Downey Planning Commission
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 7
30) 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
31) The owner/applicant shall provide that all construction graffiti created as part of this
project in the public right of way to be removed.
32) The facility design must provide for recycling facilities, i.e., storage and handling areas
for recycling facilities.
33) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water
service line, meter, and meter box for each use (building and landscape).
34) 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.
35) 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.
36) 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.
37) 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. 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.
38) 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.
39) 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.
40) 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
Agenda Page 16
Resolution No. ____________
Downey Planning Commission
7321 Firestone Blvd – PLN-15-00076
September 16, 2015 - Page 8
conformance with the requirements of the Department of Public Works and the County
Sanitation Districts of Los Angeles County (CSDLAC).
41) 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.
42) The owner/applicant is responsible for coordinating with and payment to the City and
CSDLAC for all sanitary sewer connection and capacity charges.
43) The owner/applicant shall provide improvement plan mylars, record drawing mylars, and
record drawing digital (AutoCAD – latest edition) files in accordance with the
requirements of the Department of Public Works that have been signed by a civil
engineer licensed in the State of California. Final approval of new utilities shall be
dependent upon submittal and approval of record drawing mylars and scanned,
uncompressed TIFF images of record drawings on a CD/DVD-ROM media per City’s
GIS Requirements.
Agenda Page 17
Agenda Page 18
Agenda Page 19
Agenda Page 20
Agenda Page 21
Agenda Page 22
Agenda Page 23
Agenda Page 24
S O U T H E R N P A C
I
F
I
C
R
A
I
L
R
O
A
D
R
I
G
H
T
-
O
F
-
W
A
Y
F I R E S T O N EB O U L E V A R
D
O L D
R
I
V
E
R
S
C
H
O
O
L
R
O
A
D
A R N E T TS T R E E T
DOWNEY, CA 90241
SH
E
E
T
N
U
M
B
E
R
SH
E
E
T
T
I
T
L
E
:
PR
O
J
E
C
T
N
o
.
20
1
4
-
0
0
4
2
PR
O
J
E
C
T
T
I
T
L
E
:
Downey Nissan
7 3 2 1 F I R E S T O N E B O U L E V A R D
0
40
'
Sc
a
l
e
:
1
"
=
4
0
'
80
'
16
0
'
N.
T
.
S
.
VI
C
I
N
I
T
Y
M
A
P
71
0
60
5
5
OL
D
R
I
V
E
R
S
C
H
O
O
L
R
O
A
D
FI
R
E
S
T
O
N
E
B
L
V
D
LO
C
A
T
I
O
N
PR
O
J
E
C
T
IM
P
E
R
I
A
L
H
W
Y
LA
K
E
W
O
O
D
B
L
V
D
DO
W
N
E
Y
NO
T
E
S
:
1)
P
E
R
M
A
N
E
N
T
A
U
T
O
M
A
T
I
C
I
R
R
I
G
A
T
I
O
N
S
Y
S
T
E
M
S
S
H
A
L
L
B
E
I
N
S
T
A
L
L
E
D
O
N
A
L
L
LA
N
D
S
C
A
P
E
D
A
R
E
A
S
R
E
Q
U
I
R
I
N
G
I
R
R
I
G
A
T
I
O
N
.
L
O
W
W
A
T
E
R
U
S
E
S
Y
S
T
E
M
S
S
H
A
L
L
B
E
IM
P
L
E
M
E
N
T
E
D
.
I
R
R
I
G
A
T
I
O
N
S
Y
S
T
E
M
S
H
A
L
L
B
E
D
E
S
I
G
N
E
D
T
O
P
R
E
V
E
N
T
O
V
E
R
S
P
R
A
Y
ON
T
O
W
A
L
K
W
A
Y
S
,
P
A
R
K
I
N
G
A
R
E
A
S
,
B
U
I
L
D
I
N
G
S
A
N
D
F
E
N
C
E
S
.
2)
A
L
L
T
R
E
E
S
S
H
A
L
L
B
E
M
I
N
I
M
U
M
D
O
U
B
L
E
-
S
T
A
K
E
D
.
W
E
A
K
E
R
A
N
D
/
O
R
S
L
O
W
-
G
R
O
W
I
N
G
TR
E
E
S
S
H
A
L
L
B
E
S
T
E
E
L
-
S
T
A
K
E
D
.
3)
A
L
L
L
A
N
D
S
C
A
P
E
A
R
E
A
S
S
H
A
L
L
R
E
C
E
I
V
E
3
"
D
E
P
T
H
S
H
R
E
D
D
E
D
B
A
R
K
M
U
L
C
H
.
4)
A
L
L
U
T
I
L
I
T
I
E
S
S
H
A
L
L
B
E
S
C
R
E
E
N
E
D
W
I
T
H
A
P
P
R
O
P
R
I
A
T
E
P
L
A
N
T
M
A
T
E
R
I
A
L
.
5)
A
L
L
P
A
R
K
W
A
Y
S
,
L
A
N
D
S
C
A
P
I
N
G
,
F
E
N
C
I
N
G
A
N
D
O
N
-
S
I
T
E
L
I
G
H
T
I
N
G
S
H
A
L
L
B
E
MA
I
N
T
A
I
N
E
D
B
Y
T
H
E
P
R
O
P
E
R
T
Y
O
W
N
E
R
.
6)
A
C
O
M
B
I
N
A
T
I
O
N
O
F
T
R
E
E
S
,
S
H
R
U
B
S
,
A
N
D
G
R
O
U
N
D
C
O
V
E
R
S
H
A
L
L
B
E
IN
C
O
R
P
O
R
A
T
E
D
I
N
T
O
L
A
N
D
S
C
A
P
I
N
G
P
L
A
N
S
.
7)
AL
L
I
R
R
I
G
A
T
E
D
A
R
E
A
S
T
O
H
A
V
E
M
O
I
S
T
U
R
E
S
E
N
S
O
R
S
I
N
S
T
A
L
L
E
D
T
O
E
N
S
U
R
E
P
L
A
N
T
MA
T
E
R
I
A
L
S
U
R
V
I
V
A
L
.
8)
D
R
I
P
-
T
Y
P
E
I
R
R
I
G
A
T
I
O
N
SY
S
T
E
M
A
S
M
E
A
S
U
R
E
D
I
N
G
A
L
L
O
N
S
P
E
R
H
O
U
R
T
O
B
E
U
S
E
D
I
N
AL
L
P
L
A
N
T
I
N
G
A
R
E
A
S
.
9)
N
A
T
I
V
E
A
N
D
D
R
O
U
G
H
T
T
O
L
E
R
A
N
T
P
L
A
N
T
S
W
I
L
L
B
E
I
N
C
O
R
P
O
R
A
T
E
D
W
H
E
R
E
V
E
R
PO
S
S
I
B
L
E
.
10
)
T
H
E
A
P
P
L
I
C
A
N
T
I
N
S
U
R
E
S
T
H
A
T
M
A
T
U
R
E
P
L
A
N
T
I
N
G
S
W
I
L
L
N
O
T
I
N
T
E
R
F
E
R
E
W
I
T
H
U
T
I
L
I
T
I
E
S
,
AD
J
A
C
E
N
T
S
I
T
E
,
E
X
I
S
T
I
N
G
ST
R
U
C
T
U
R
E
S
A
N
D
T
R
A
F
F
I
C
S
I
G
H
T
L
I
N
E
S
.
11
)
N
O
E
X
I
S
T
I
N
G
T
R
E
E
S
A
R
E
T
O
B
E
P
R
E
S
E
R
V
E
D
.
MACFADYENA UNGUIS-CATICAT'S CLAW VINE CONCEPTUAL PLANT LEGEND BOTANICAL NAMECOMMON NAMEVINESPHORMIUM TENAX HYBRIDSNEW ZEALAND FLAX SHRUBS / PERENNIALSDIETES VEGETAFORTNIGHT LILYROSA SPECIESSHRUB ROSEROSMARINUS O. 'PROSTRATUS'PROSTRATE ROSEMARY GROUNDCOVERS STREET TREES:ROSA 'FLOWER CARPET VARIETIES'GROUNDCOVER ROSE SYAGRUS ROMANZOFFIANUMQUEEN PALM FIRESTONE BLVD.PARKING TREEGEIJERA PARVIFLORAAUSTRALIAN WILLOWELAEGNUS PUNGENSSILVERBERRY CISTUS PURPUREUSROCKROSE&$//,67(021´/,77/(-2+1µDWARF BOTTLE BRUSH PERIMETER TREETRISTANIA CONFERTABRISBANE BOX AUTO DEALERSHIP
L-
1
LA
N
D
S
C
A
P
E
M
A
S
T
E
R
P
L
A
N
SEE SH
E
E
T
2
F
O
R
F
U
L
L
P
L
A
N
T
I
N
G
P
L
A
N
Ag
e
n
d
a
Pa
g
e
25
S O
U
T
H
E
R
N
P
A
C
I
F
I
C
R
A
I
L
R
O
A
D
R
I
G
H
T
-
O
F
-
W
A
Y
RiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRi
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
RiRi
RiRi
RiRi
Ri
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
RiRiRiRi
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri Ri Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
RiRiRiRi
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri
Ri Ri Ri Ri
CCCCCCC
C C C C C C
C C
C
C
C
C
C
C
C
C
C
C
CC
C
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
RiRi D DDDDDDDDDDDDDDDDDDDDD
C
C
C
C
C
C
CC
C
C
C
CCC
CCCC
C C C
C
CCC
C CC
CC
C
C
C
C
C
C
C
C
CC
C
C
C
CCC
CCCC
C C C
C
CCC
C CC
CC
C
C
C
C
CC
C
C
CC
CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC
NO
T
E
S
/
M
I
N
I
M
U
M
S
P
E
C
S
.
SIZEVINES / ESPALIERSSHRUBS BOTANICAL NAMEQTY.COMMON NAME SYMTREES PLANT LEGENDROSA "FLOWER CARPET RED"GROUNDCOVERRED GROUNDCOVER ROSE1 GALLON @ 24" O.C.WATE
R
U
S
E
AS REQ'DME
D
I
U
M
151ROSA "ICEBERG"WHITE SHRUB ROSEMED
I
U
M
924" BOXMED
I
U
M
POTTED PLANTS 12LOW5 GALLON 5CHAMEROPS HUMILISMEDITERRANEAN FAN PALM15 GALLONLOWELAEGNUS PUNGENSSILVERBERRYE 848" BOX
16
'
M
I
N
.
T
R
U
N
K
H
E
I
G
H
T
36 4ROSMARINUS "HUNTINGTON CARPET"PROSTRATE ROSEMARYAS REQ'DLO
W
4
HE
A
L
T
H
Y
,
C
O
L
U
M
N
A
R
,
M
I
N
.
4
'
H
T
X
1
8
"
W
D
HE
A
L
T
H
Y
,
G
O
O
D
C
O
L
O
R
,
1
8
"
H
T
X
1
8
"
W
D
CAREX PANSACALIF. MEADOW SEDGEAS REQ'DME
D
I
U
M
LINERS @ 10" O.C.
HE
A
L
T
H
Y
,
W
E
L
L
R
O
O
T
E
D
DIETES VEGETAFORTNIGHT LILY LOW50D
ST
A
N
D
A
R
D
,
1
0
'
H
X
4
'
W
D
HE
A
L
T
H
Y
,
1
0
"
H
T
X
1
0
"
W
D
PHORMIUM "PINK STRIPE"NEW ZEALAND FLAX1715 GALLONMED
I
U
M
5 GALLON437LOW 15 GALLON
ST
A
N
D
A
R
D
,
8
'
H
X
3
'
W
D
LOW
12
'
M
I
N
.
T
R
U
N
K
H
E
I
G
H
T
36" BOX 36" BOX
ST
A
N
D
A
R
D
,
1
4
'
H
X
6
'
W
D
8'
M
I
N
.
T
R
U
N
K
H
E
I
G
H
T
24" BOX
HE
A
L
T
H
Y
,
C
O
L
U
M
N
A
R
,
M
I
N
.
3
'
H
T
X
1
8
"
W
D
HE
A
L
T
H
Y
,
G
O
O
D
C
O
L
O
R
,
1
8
"
H
T
X
1
8
"
W
D
FLATS @ 12" O.C.
HE
A
L
T
H
Y
,
F
U
L
L
F
L
A
T
S
,
W
E
L
L
R
O
O
T
E
D
CAT'S CLAWMACFADYENA UNGUIS-CATI435 GALLONMED
I
U
M
FU
L
L
,
H
E
A
L
T
H
Y
,
S
T
A
K
E
D
,
A
T
T
A
C
H
T
O
A
R
B
O
R
Ri SYAGRUS ROMANZOFFIANUMQUEEN PALM GEIJERA PARVIFLORAAUSTRALIAN WILLOWTRISTANIA CONFERTABRISBANE BOX SYAGRUS ROMANZOFFIANUMQUEEN PALM GEIJERA PARVIFLORAAUSTRALIAN WILLOWSYAGRUS ROMANZOFFIANUMQUEEN PALMCALLISTEMON "LITTLE JOHN"DWARF BOTTLEBRUSH5 GALLONLOW165
HE
A
L
T
H
Y
,
G
O
O
D
C
O
L
O
R
,
1
8
"
H
T
X
1
8
"
W
D
C
HE
A
L
T
H
Y
,
G
O
O
D
C
O
L
O
R
,
1
8
"
H
T
X
1
8
"
W
D
TRIANGULAR SPACINGTRIANGULAR SPACINGTRIANGULAR SPACING 5 GALLON
NO
T
E
S
:
1.
C
O
N
T
R
A
C
T
O
R
S
H
A
L
L
C
O
N
T
A
C
T
L
A
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
,
I
F
P
L
A
N
T
H
E
I
G
H
T
A
N
D
W
I
D
T
H
S
P
E
C
I
F
I
C
A
T
I
O
N
S
I
N
D
I
C
A
T
E
D
A
R
E
N
O
T
AV
A
I
L
A
B
L
E
.
2.
A
L
L
T
R
E
E
S
W
I
T
H
I
N
5
'
O
F
H
A
R
D
S
C
A
P
E
O
R
B
U
I
L
D
I
N
G
S
S
H
A
L
L
B
E
I
N
S
T
A
L
L
E
D
W
I
T
H
3
6
"
H
T
.
x
1
2
'
L
I
N
E
A
R
R
O
O
T
B
A
R
R
I
E
R
,
T
Y
P
.
'
C
E
N
T
U
R
Y
RO
O
T
B
A
R
R
I
E
R
'
O
R
E
Q
U
A
L
.
R
O
O
T
B
A
R
R
I
E
R
D
E
P
T
H
S
H
A
L
L
B
E
1
2
"
M
A
X
.
3.
A
L
L
T
R
E
E
S
P
E
C
I
F
I
C
A
T
I
O
N
S
&
L
O
C
A
T
I
O
N
S
S
H
A
L
L
B
E
A
P
P
R
O
V
E
D
B
Y
T
H
E
L
A
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
P
R
I
O
R
T
O
I
N
S
T
A
L
L
A
T
I
O
N
F
O
R
AP
P
R
O
V
A
L
.
C
O
N
T
R
A
C
T
O
R
S
H
A
L
L
F
O
R
W
A
R
D
D
I
G
I
T
A
L
P
H
O
T
O
'
S
O
F
A
L
L
T
R
E
E
S
W
I
T
H
A
P
E
R
S
O
N
I
N
T
H
E
P
H
O
T
O
F
O
R
S
C
A
L
E
A
N
D
W
I
T
H
TH
E
T
R
E
E
S
E
P
A
R
A
T
E
D
F
R
O
M
O
T
H
E
R
T
R
E
E
S
F
O
R
A
P
P
R
O
V
A
L
B
Y
T
H
E
L
A
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
P
R
I
O
R
T
O
P
U
R
C
H
A
S
E
A
N
D
D
E
L
I
V
E
R
Y
.
4.
C
O
N
T
A
C
T
L
A
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
P
R
I
O
R
T
O
O
R
D
E
R
I
N
G
T
R
E
E
S
2
4
"
B
O
X
O
R
L
A
R
G
E
R
.
T
R
E
E
S
O
F
S
A
M
E
S
P
E
C
I
E
S
P
L
A
N
T
E
D
N
E
X
T
T
O
EA
C
H
O
T
H
E
R
S
H
A
L
L
M
A
T
C
H
.
5.
A
L
L
S
H
R
U
B
P
L
A
N
T
I
N
G
A
R
E
A
S
R
E
Q
U
I
R
E
3
"
D
E
P
T
H
I
N
S
H
R
U
B
A
R
E
A
S
A
N
D
1
1
/
2
"
I
N
G
R
O
U
N
D
C
O
V
E
R
A
R
E
A
S
,
S
H
R
E
D
D
E
D
B
A
R
K
MU
L
C
H
,
1
"
M
I
N
U
S
.
"
L
A
N
D
S
C
A
P
E
M
U
L
C
H
"
B
Y
A
G
R
I
-
S
E
R
V
I
C
E
(
7
6
0
)
2
7
5
-
9
8
3
0
O
R
E
Q
U
A
L
.
A
S
A
M
P
L
E
Q
U
A
N
T
I
T
Y
S
H
A
L
L
B
E
AP
P
R
O
V
E
D
B
Y
L
A
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
P
R
I
O
R
T
O
P
U
R
C
H
A
S
E
.
6.
T
R
E
E
S
S
H
A
L
L
B
E
S
E
T
B
A
C
K
1
0
'
F
R
O
M
L
I
G
H
T
S
T
A
N
D
A
R
D
S
A
N
D
P
O
W
E
R
P
O
L
E
S
,
8
'
F
R
O
M
H
Y
D
R
A
N
T
S
,
5
'
F
R
O
M
W
A
T
E
R
A
N
D
S
E
W
E
R
LI
N
E
S
,
5
'
F
R
O
M
S
I
D
E
W
A
L
K
S
,
D
R
I
V
E
W
A
Y
S
A
N
D
B
U
I
L
D
I
N
G
S
.
7.
N
O
S
U
B
S
T
I
T
U
T
I
O
N
S
W
I
T
H
O
U
T
P
R
I
O
R
A
P
P
R
O
V
A
L
F
R
O
M
L
A
N
D
.
A
R
C
H
.
8.
A
L
L
S
L
O
P
E
S
3
:
1
A
N
D
S
T
E
E
P
E
R
S
H
A
L
L
R
E
Q
U
I
R
E
J
U
T
E
M
A
T
T
I
N
G
.
9.
A
F
T
E
R
G
R
A
D
I
N
G
I
S
C
O
M
P
L
E
T
E
D
A
S
O
I
L
R
E
P
O
R
T
T
O
B
E
A
C
Q
U
I
R
E
D
A
N
D
S
O
I
L
T
O
B
E
A
M
E
N
D
E
D
P
E
R
R
E
P
O
R
T
S
R
E
C
O
M
M
E
N
D
A
T
I
O
N
S
.
DOWNEY, CA 90241
SH
E
E
T
N
U
M
B
E
R
SH
E
E
T
T
I
T
L
E
:
PR
O
J
E
C
T
N
o
.
20
1
4
-
0
0
4
2
PR
O
J
E
C
T
T
I
T
L
E
:
Downey Nissan
7 3 2 1 F I R E S T O N E B O U L E V A R D
0
3
0
'
Sc
a
l
e
:
1
"
=
3
0
'
60
'
12
0
'
AUTO DEALERSHIP
L-
2
PL
A
N
T
I
N
G
P
L
A
N
Ag
e
n
d
a
Pa
g
e
26