HomeMy WebLinkAbout1. PLN-16-00007 - 12830 Columbia WaySTAFF REPORT
PLANNING DIVISION
DATE: APRIL 20, 2016
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER
PREPARED BY: KEVIN NGUYEN, ASSISTANT PLANNER
DAVID KIM, CONTRACT PLANNER
SUBJECT: PLN-16-00007 (SITE PLAN REVIEW AND MODIFICATION TO A
CONDITIONAL USE PERMIT) - A REQUEST TO EXPAND AN
EXISTING DAY CARE FACILITY OPERATED BY THE LOS ANGELES
COUNTY OFFICE OF EDUCATION
LOCATION: 12830 COLUMBIA WAY
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
PLN-16-00007 is a request to expand an existing day care facility by constructing a 4,752 sq. ft.
modular classroom structure, increasing the number of children from 60 to 124, and adding a
6,550 sq. ft. outdoor play area. The Los Angeles County Office of Education (hereinafter
“LACOE”) that houses the existing day care facility, which includes office and equipment storage
uses, will remain unchanged. After reviewing the materials and information submitted with the
Land Use Permit Application, staff recommends that the Planning Commission adopt the
following resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-16-00007 (SITE PLAN REVIEW AND MODIFICATION TO A
CONDITIONAL USE PERMIT NO. 00-14): A REQUEST TO EXPAND AN EXISTING
DAY CARE FACILITY BY ADDING A 4,752 SQUARE FOOT CLASSROOM
STRUCTURE (36’ x 132’), INCREASING THE NUMBER OF CHILDREN FROM 60 TO
124 (RANGING IN AGE FROM INFANTS TO TODDLERS), AND ADDING A 6,550
SQUARE FOOT OUTDOOR PLAY AREA, AT THE LOS ANGELES COUNTY OFFICE
OF EDUCATION (LACOE) PROPERTY LOCATED AT 12830 COLUMBIA WAY AND
ZONED C-2 (GENERAL COMMERCIAL)
Agenda Page 1
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 2
SUBJECT
PROPERTY
Proposed
Building and
Play Area
BACKGROUND
The project site is located at the southeast portion of Imperial Highway and Columbia Way,
directly north of the Glenn Anderson (I-105) Freeway, with Columbia Way and Ardis Avenue to
the west and east, respectively. The zoning of the subject property is C-2 with a General Plan
land use designation of CM (Commercial Manufacturing). This site (approximately 19.81 acres)
is currently improved with an existing 201,000 square foot administrative office building built in
1958. As of this date, the existing building is occupied by LACOE and the daycare facility. The
remainder of the lot area is occupied by a surface parking lot servicing both uses on site. The
neighboring uses are summarized below.
Abutting Properties: North: Los Angeles County Administrative Offices
South: I-105 Freeway
East: Single-Family Residences
West: Duplex Homes
Aerial View of 12830 Columbia Way
On February 17, 2000, the City’s Planning Division accepted a planning application from
LACOE for a proposed 5,000 square foot daycare facility within an existing 201,000 square
office building. The two entitlements that were required for this project were a zone change
from M-1 (Light Manufacturing) to C-2 and a Conditional Use Permit (CUP) to permit a child
daycare use. The zone change was required because the project site was then zoned M-1,
which did not permit a daycare facility. The C-2 zone allows a daycare facility to operate only
when a CUP is obtained. The Planning Commission, at its regular meeting on June 7, 2000,
approved a resolution to allow a 5,000 square foot daycare facility to operate within an existing
LACOE office building, and a second resolution recommending the City Council approve a zone
change of the project site from M-1 to C-2.
Agenda Page 2
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 3
On January 14, 2016, the City’s Planning Division accepted a planning application from
Architects MSP (hereinafter “applicant”), on behalf of LACOE, to modify the existing CUP for the
childcare facility. The applicant has requested approval of two entitlements: (1) a site plan
review for the construction of a new 4,752 square foot modular classroom structure with a 6,550
square foot new outdoor play area and (2) a CUP amendment to allow for an increase in the
maximum number of children enrolled at the childcare facility from 60 to 124. In accordance
with state law, the application was reviewed by staff for completeness within 30 days and an
incomplete letter was mailed out to the applicant on February 12, 2016. The application was
deemed complete on February 22, 2016. In accordance with California State Law, the notice of
the pending public hearing was published in the Downey Patriot and mailed to all property
owners within 500 feet of the subject site on April 7, 2016.
DISCUSSION/ANALYSIS
Project Description
LACOE is a state-funded public agency that provides many educational programs and services
to 80 school districts and millions of pre-school age children in the Los Angeles County. One of
programs, called Head Start (largest in the nation), is provided at the existing daycare facility.
The main purpose of this program is to provide a good educational foundation for children (age
0-5) to have as they transition into next stage of school education. The program is not only for
the children’s educational benefits; LACOE also works with families to make sure the right
resources are available to them including health wellness, nutrition, and disability assistance.
Architecture
The applicant is proposing to expand the existing 5,000 square foot daycare facility by
constructing a new detached 4,752 square foot modular classroom structure on a 19.81 acres
lot. The project also includes a new 6,550 square foot outdoor play area that will be directly
adjacent to the south of the proposed facility. The new modular classrooms would allow the
LACOE to increase daycare child enrollment from the maximum 60 to 124.The new 4,752
square foot facility will feature two storage rooms access from the outside of the building, one
nap area, one infant classroom, and seven toddler classrooms. The new classroom facility will
use colors and materials that will be compatible with the LACOE administrative building. The
building’s design is further enhanced by a canopy fixture on the north elevation of the classroom
entrance which adds add a layer of architectural detail to the building.
Element Material/Color
Metal roof caps; door and window trims;
canopy; building edges DE5731 Port Hope
Smooth building plaster finish DEW338 White Heat
Agenda Page 3
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 4
The new outdoor play area will feature a playground secured with a five foot decorative metal
fence. The southern portion of the play area will serve as a walkway that connects the two
designated drop-off/pick-up areas to the new classroom facility and to the existing daycare. The
proposed walkway area will also present drought tolerant landscaping (e.g. trees, shrubs,
groundcovers, artificial turf) that will certainly give the whole play area a sense of community.
Staff has reviewed the proposed project for compliance with the Downey Zoning Code. As a
result, the new classroom facility meets the C-2 development standards including FAR (floor
area ratio), lot coverage, building separation, parking, and building minimum setback
requirements.
Hours of Operation / Compatibility of Uses
The expanded daycare center will continue to operate between 7 a.m. and 6 p.m. Monday
through Friday. The proposed 4,752 square foot detached modular classroom will be adjacent
to the east of the existing outdoor play area, which is adjacent to the east of the existing
daycare facility inside the LACOE building. The proposed building is situated in the middle
depth of a 19.81 acres lot and complies comfortably with the C-2 zone building setback
requirements. The proposed modular classroom itself is a one-story structure and will not
present a visual impairment to the surrounding uses. It is staff’s opinion that the proposed
development will be compatible with the adjoining commercial and residential uses.
Circulation
Columbia Way and Ardis Avenue are local secondary streets that provide vehicular access to
the subject site. There are three existing, two-way driveway approaches that are available for
access to the daycare facilities. Two of the driveways are located on Columbia Way. The
driveway on the northern portion of the subject property serves drivers coming from south of
Columbia Way, while the driveway on the southern portion of the subject lot serves drivers
coming from Adoree Street, or Columbia Way. The third driveway is located on Ardis Avenue
and is intended to serve drivers coming from Ardis Avenue and Dalen Street. Drivers can also
exit the daycare facility through these same three driveways, but the driveway exit on the
northern portion of the lot on Columbia Way is intended for right-turns only.
Ardis Ave Columbia Way - North Columbia Way - South
Agenda Page 4
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 5
Considering these current conditions, the project site presents multiple ways to access and exit
the project site with more than enough parking to accommodate the addition of a new classroom
facility. Drop-off area is provided at the north parking spaces, adjacent to the proposed modular
building. This provides parents a safe and easy access to the daycare facility when picking-up
and dropping-off their children. Overall, on-site circulation should be safe and efficient.
Landscaping
PLN-16-00007 proposes a variety of plants to create visual interest for the modular building and
around the children playground area. The City’s landscape regulation requires the use of
drought tolerant landscape (minimum 75% of total non-turf material used must be drought
tolerant). The majority of the planting palette proposed for the project consists of water-wise
plant material and the following Table identifies these plants:
PLANT LIST
Botanical Name Common Name Size Total
Laurus Nobilis Sweet Bay 24” Box 7
Cercis Occidentalis Western Redbud 24” Box 6
TREES Cupressus
Sempervirens ‘Glauca’ Italian Cypress 15 Gallon 3
Leonotis Leonurus Lion’s Tail 5 Gallon 7
SHRUBS Salvia Leucantha Mexican Bush Sage 5 Gallon 18
VINE Hardenbergia Violacea
‘Happy Wanderer’ Lilac Vine 15 Gal. @ 10’
O.C. 15
DROUGHT
TOLERANT
GROUND
COVER
Rosmarinus
‘Prostratus’ Prostrate Rosemary 1 Gal.@5’ O.C.
4,556 sq. ft.
Muhlenbergia Rigens Deer Grass 1 Gal.@36” O.C.
Achillea ‘Moonshine’ Moonshine Yarrow 1 Gal.@30” O.C.
Senecio Cineraria Dusty Miller 1 Gal.@30” O.C.
Limonium Perezii Sea Lavender 1 Gal.@24” O.C.
Festuca Glauca ’Elijah
Blue’ Blue Fescue 1 Gal.@18” O.C.
DEVELOPMENT REVIEW COMMITTEE – JANUARY 28, 2016
On January 28, 2016, the Development Review Committee (DRC) discussed and evaluated the
aspects of PLN-16-00007 that pertain to Planning, Police, Fire, Engineering, and Building and
Safety matters. The Engineering, Fire, and Building and Safety Departments provided their
standard conditions of approval, but did not express any concerns about the proposed project.
Agenda Page 5
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 6
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed use for compliance with the California Environmental Quality
Act (CEQA). Upon completion of this review, staff determined that this request is categorically
exempt from CEQA, pursuant to Guideline Section No. 15303 (Class 3, New Construction or
Conversion of Small Structures). 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 CEQA. It is staff’s opinion that the proposed new construction of a
4,752 sq. ft. modular classroom structure will not have a significant effect on the environment;
thereby qualifying for the Class 3 exemption.
FINDINGS
SITE PLAN REVIEW
Pursuant to the requirements of the Municipal Code Section 9820.08 (Site Plan Review), staff
recommends that the Planning Commission make the following findings to approve the request:
1. 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.
LACOE is proposing to construct a new 4,752 square foot modular classroom facility
and, thus, request an increase in the child enrollment at the existing daycare center from
60 to 124. The subject property has General Plan land use designation of Commercial
Manufacturing, which allows commercial uses such as a daycare facility. The proposed
daycare expansion is also consistent with Downey’s General Plan Land Use Chapter
Goal 1.2, Policy 1.2.1, and Program 1.2.1.5, which states the following:
Goal 1.2. Advance livable community concepts.
Policy 1.2.1. Promote livable communities concepts that allow added flexibility in
addressing land use needs.
Program 1.2.1.5. Promote the establishment of childcare centers near
transportation routes and employment centers.
One of the intended groups that the existing daycare center serves is the employees of
LACOE. The expansion of the daycare use at this location supports Program 1.2.1.5 of
the General Plan Land Use Chapter by establishing daycare centers in proximity to job
generating areas such as LACOE. The project site is also in close proximity to the
Promenade, the Discovery Sports Complex, and the Columbia Memorial Space Center.
The General Plan further encourages the City to develop properties surrounding the
Downey Landing Site (part of the Promenade) to create this “livable community” concept
in Downey. The daycare center is situated in an ideal location where there are ample
opportunities for parents and children of the daycare center to be able to enjoy the
surrounding commercial and recreational uses.
2. That the proposed development is in accordance with the purposes and
objectives of this article and the zone in which the site is located.
Agenda Page 6
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 7
The project site is zoned C-2 and the proposed 4,752 square foot childcare facility
complies with the C-2 development standards including the lot coverage, FAR, building
height, building separation, building setback, and parking requirements. The size of the
project site is 19.81 acres, but the net lot area is approximately 18.79 acres (excluding
storm drain easement on site). The maximum FAR and lot coverage for the C-2 is 1.4 and
50%, respectively. The addition of a 4,752 square foot classroom structure and the
existing 201,000 LACOE office building are well within the maximum FAR and lot
coverage for this site. The proposed classroom structure is also located in the middle
depth of the site and comfortably meets the building setbacks requirements of the C-2
zone. The parking requirement for a daycare is one space per five children plus one space
per 500 square feet of gross floor area. For this project, the new 4,752 square foot new
classroom structure and the existing 5,000 square foot daycare facility require 45 parking
spaces. The existing LACOE building is an office use (1 space per 300 square foot of
gross floor area); therefore, it requires 654 parking spaces (201,000 – 5,000 = 196,000
sq.ft. / 300 sq.ft. = 654 spaces). Together the minimum parking requirement for both uses
is 699 spaces. The existing parking lot, after the project is complete, will consist of 1,332
parking spaces including 27 accessible parking spaces.
3. That 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 4,752 square foot classroom structure is designed to be similar to the
existing LACOE building architecturally. As proposed, the classroom facility will be
further enhanced by the new landscaped walkways and expanded playground area
(6,550 square foot). The overall design of the project will harmoniously blend with the
existing LACOE building and will benefit the surrounding local community.
4. That 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 new 4,752 square foot classroom structure is placed adjacent to the east of the
existing 7,567 square foot outdoor play area, which is adjacent to the east of the existing
5,000 square foot daycare facility. The new 6,550 square outdoor play area is also
located directly south of the new classroom structure. All four components of the
daycare center are situated in one area of the lot, with convenient accessibility to the
daycare center provided throughout the project site. Drivers can use the three existing
two-way driveway approaches (two on Columbia Way; one on Ardis Avenue) to access
and exit the site, and the existing parking lot is large enough to allow drivers to
maneuver around easily around the site. Lighting fixtures are placed on the exterior wall
of the proposed building to provide lighting throughout the new facility and will be
designed to not adversely affect neighboring uses. The new classroom facility will also
be located approximately in the middle of the subject parcel and is architecturally
designed to be compatible with the existing LACOE building.
Agenda Page 7
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 8
5. That the proposed development will improve the community appearance by
preventing extremes of dissimilarity or monotony in new construction or in
alterations of facilities.
The proposed 4,752 square foot classroom structure will be similar to the existing
LACOE building architecturally; therefore, the new development will improve the
community appearance by preventing dissimilar buildings on the same lot.
6. That 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 development of a new 4,752 square foot modular classroom facility with a
6,550 square foot outdoor play area is designed and located on the project site to be a
convenience for all people coming to visit the daycare center. The expansion of the
daycare facility is beneficial for the surrounding community since the daycare center is
already in close proximity to the Promenade, the Discovery Sports Complex, and the
Columbia Memorial Space Center. These areas will provide and encourage
opportunities for families who attend the daycare center to enjoy their local community’s
provision of recreational, family, and leisure activities. Staff strongly believes that the
expansion of the daycare facility promotes the betterment of the surrounding
community’s health, safety, comfort, and welfare.
7. That 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.
Conditions of approval have been added to this project to comply with Section 4960 of
Chapter 10 of Article IV of the Municipal Code. This includes (1) the use of graffiti
resistant products in the construction of the building and (2) the removal of any graffiti
within 48 hours of application, which will be the responsibility of the applicant to
complete.
CONDITIONAL USE PERMIT
Pursuant to requirements of Downey Municipal Code Section 9824.06 (CUP), staff recommends
that the Planning Commission make the following findings to approve the request:
1. That the requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof;
LACOE is requesting to increase the child enrollment of an existing childcare facility from
60 to 124. In order to process this request, the applicant submitted a planning application
to modify the existing daycare CUP, which was approved by the Planning Commission on
June 7, 2000. In order to accommodate the increase in child enrollment, LACOE is also
proposing to construct a new 4,752 square foot detached, modular classroom facility
along with a 6,550 square foot new outdoor play area at the subject site. A site plan
review application was submitted by the applicant in order to review the new
development and make sure it complied with the C-2 zone regulations. The expansion of
Agenda Page 8
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 9
the existing daycare facility is consistent with the City’s General Plan Land Use Chapter
Goal 1.2, Policy 1.2.1, and Program 1.2.1.5. This land use goal of creating and
encouraging a livable community environment is implemented by the proposed daycare
facility expansion. The existing daycare center is in close proximity to major commercial
developments like the Promenade, and recreational uses like the Discovery Sports
Complex, and the Columbia Memorial Space Center. By allowing more child enrollment
at the existing daycare, it also creates opportunities for more families to enjoy their
surrounding Downey community. One of the intended groups that the daycare center
serves is the children of LACOE employees; therefore, the expansion of the daycare can
benefit more LACOE employees in having a childcare option in the same location as their
workplace.
2. That 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 existing daycare facility and its new detached 4,752 square foot modular classroom
building will not adversely affect adjoining land uses. The existing daycare center will
continue to operate between the hours of 7 am – 6 pm, Monday through Friday. The
expanded daycare center is also situated in the middle of a 19.81 acres lot. The new
one-story classroom structure easily complies with the building setback requirements of
the C-2 zone and is, in staff’s opinion, highly unlikely for the expanded daycare use to be
a detriment to the adjoining uses. The surrounding uses of the project site include the
following: 1. a Los Angeles County Administrative building to the north, 2. I-105 freeway
to the south, 3. residential uses to east and west. Staff believes that the expansion of
the existing daycare benefits the surrounding local community in providing valuable
childcare services to more working families in the local community.
3. That 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; and
The proposed 4,752 square foot modular classroom structure will be built on a 19.81
acres lot. The new development along with the existing LACOE office building complies
with the C-2 development standards including FAR, lot coverage, parking, and building
setbacks. Staff believes that the proposed expansion of the existing daycare facility will
not be detrimental to the subject property and is actually supported by the City’s General
Plan to encourage this type of development next to major commercial uses such as the
Promenade and the Downey Landing Retail Center.
4. That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways in the area.
The project site can be accessed through Columbia Way and Ardis Avenue. There are
three two-way driveway approaches that are available to access and exit the project site.
Two of the driveways are located on Columbia Way. The driveway on the northern
portion of the subject property serves drivers coming from south of Columbia Way, while
the driveway on the southern portion of the subject lot serves drivers coming from Adoree
Street, or Columbia Way. The third driveway is located on Ardis Avenue and is intended
Agenda Page 9
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 10
to serve drivers coming from Ardis Avenue and Dalen Street. Drivers can also exit the
daycare facility through these same three driveways, but the driveway exit on the
northern portion of the lot on Columbia Way is intended for right-turns only. Given that
there are three areas of the project site that allow for both ingress and egress to the
daycare facility, staff believes that the proposed expansion of the daycare use will not
impose an undue burden on local streets of the surrounding area.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this matter.
CONCLUSION
Based on the information contained in this report, staff supports the proposed project, subject to
the conditions of approval associated with this application. Furthermore, staff believes that all
findings required to approve a site plan review and modification to an existing CUP for the
proposed project can be made in a positive manner. As such, staff recommends that the
Planning Commission adopt a resolution approving PLN-16-00007 (Site Plan Review &
Modification of existing CUP), subject to the conditions of approval, as stated in the Planning
Commission Resolution.
EXHIBITS
A. Zoning Map & Site Plan
B. Colored Elevation & Floor Plan
C. Draft Resolution
Agenda Page 10
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 11
EXHIBIT ‘A’
ZONING MAP
SITE PLAN
Proposed
Project
Location
Agenda Page 11
PLN-16-00007– 12830 Columbia Way
April 20, 2016- Page 12
EXHIBIT ‘B’
PROJECT COLORED ELEVATION
FLOOR PLAN & PLAY AREA
Proposed
Classrooms
Proposed
Shade Canopy
Proposed
Classrooms
Proposed
Play Area
Agenda Page 12
RESOLUTION NO. 16-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-16-00007 (SITE PLAN REVIEW AND MODIFICATION TO A
CONDITIONAL USE PERMIT NO. 00-14): A REQUEST TO EXPAND AN EXISTING
DAY CARE FACILITY BY ADDING A 4,752 SQUARE FOOT CLASSROOM
STRUCTURE, INCREASING THE NUMBER OF CHILDREN FROM 60 TO 124
(RANGING IN AGE FROM INFANTS TO TODDLERS), AND ADDING A 6,550
SQUARE FOOT OUTDOOR PLAY AREA, AT THE LOS ANGELES COUNTY
OFFICE OF EDUCATION PROPERTY LOCATED AT 12830 COLUMBIA WAY AND
ZONED C-2 (GENERAL COMMERCIAL)
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. An application was submitted by Hugo Monge Architects MSP (hereinafter
“applicant”), on behalf of the Los Angeles County Office of Education (hereinafter
"LACOE"), requesting a Site Plan Review to permit the development of a 4,752
square foot detached classroom structure and a 6,550 square foot outdoor play
area, on property at 12830 Columbia Way, zoned C-2 (General Commercial) (AIN
6256-014-905);
B. The applicant has also filed concurrently a modification to an existing Conditional
Use Permit No. 00-14, to allow an increase in children enrollment at the existing
daycare from 60 to 124 (age ranging from infants to toddlers);
C. On April 7, 2016, a notice of the public hearing was sent to all property owners
within 500’ of the subject site and the notice was published in Downey Patriot.
D. The Planning Commission held a duly noticed public hearing on April 20, 2016
and, after fully considering all oral and written testimony and facts and opinions
offered at aforesaid public hearings, adopted Resolution No.______, approving
PLN-16-00007.
SECTION 2. The Planning Commission further finds, determines and declares that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is categorially exempt from CEQA, pursuant to Guideline Section 15303 (Class 3,
New Construction or Conversion of Small Structures):
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:
A. LACOE is proposing to construct a new 4,752 square foot modular classroom
facility and, thus, request an increase in the child enrollment at the existing
daycare center from 60 to 124. The subject property has General Plan land use
designation of Commercial Manufacturing, which allows commercial uses such as
a daycare facility. The proposed daycare expansion is also consistent with
Downey’s General Plan Land Use Chapter Goal 1.2, Policy 1.2.1, and Program
1.2.1.5, which states the following:
Goal 1.2. Advance livable community concepts.
Agenda Page 13
Resolution No. 16-____
Downey Planning Commission
PLN-16-00007 – 12830 Columbia Way
April 20, 2016 - Page 2
Policy 1.2.1. Promote livable communities concepts that allow added flexibility in
addressing land use needs.
Program 1.2.1.5. Promote the establishment of childcare centers near
transportation routes and employment centers.
One of the intended groups that the existing daycare center serves is the
employees of LACOE. The expansion of the daycare use at this location supports
Program 1.2.1.5 of the General Plan Land Use Chapter by establishing daycare
centers in proximity to job generating areas such as LACOE. The project site is
also in close proximity to the Promenade, the Discovery Sports Complex, and the
Columbia Memorial Space Center. The General Plan further encourages the City
to develop properties surrounding the Downey Landing Site (part of the
Promenade) to create this “livable community” concept in Downey. The daycare
center is situated in an ideal location where there are ample opportunities for
parents and children of the daycare center to be able to enjoy the surrounding
commercial and recreational uses.
B. The project site is zoned C-2 and the proposed 4,752 square foot childcare facility
complies with the C-2 development standards including the lot coverage, FAR,
building height, building separation, building setback, and parking requirements.
The size of the project site is 19.81 acres, but the net lot area is approximately
18.79 acres (excluding storm drain easement on site). The maximum FAR and lot
coverage for the C-2 is 1.4 and 50%, respectively. The addition of a 4,752 square
foot classroom structure and the existing 201,000 LACOE office building are well
within the maximum FAR and lot coverage for this site. The proposed classroom
structure is also located in the middle depth of the site and comfortably meets the
building setbacks requirements of the C-2 zone. The parking requirement for a
daycare is one space per five children plus one space per 500 square feet of gross
floor area. For this project, the new 4,752 square foot new classroom structure and
the existing 5,000 square foot daycare facility require 45 parking spaces. The
existing LACOE building is an office use (1 space per 300 square foot of gross floor
area); therefore, it requires 654 parking spaces (201,000 – 5,000 = 196,000 sq.ft. /
300 sq.ft. = 654 spaces). Together the minimum parking requirement for both uses
is 699 spaces. The existing parking lot, after the project is complete, will consist of
1,332 parking spaces including 27 accessible parking spaces.
C. The proposed 4,752 square foot classroom structure is designed to be similar to
the existing LACOE building architecturally. As proposed, the classroom facility
will be further enhanced by the new landscaped walkways and expanded
playground area (6,550 square foot). The overall design of the project will
harmoniously blend with the existing LACOE building and will benefit the
surrounding local community.
D. The new 4,752 square foot classroom structure is placed adjacent to the east of
the existing 7,567 square foot outdoor play area, which is adjacent to the east of
the existing 5,000 square foot daycare facility. The new 6,550 square outdoor
play area is also located directly south of the new classroom structure. All four
components of the daycare center are situated in one area of the lot, with
convenient accessibility to the daycare center provided throughout the project
site. Drivers can use the three existing two-way driveway approaches (two on
Columbia Way; one on Ardis Avenue) to access and exit the site, and the existing
Agenda Page 14
Resolution No. 16-____
Downey Planning Commission
PLN-16-00007 – 12830 Columbia Way
April 20, 2016 - Page 3
parking lot is large enough to allow drivers to maneuver around easily around the
site. Lighting fixtures are placed on the exterior wall of the proposed building to
provide lighting throughout the new facility and will be designed to not adversely
affect neighboring uses. The new classroom facility will also be located
approximately in the middle of the subject parcel and is architecturally designed
to be compatible with the existing LACOE building.
E. The proposed 4,752 square foot classroom structure will be similar to the existing
LACOE building architecturally; therefore, the new development will improve the
community appearance by preventing dissimilar buildings on the same lot.
F. The proposed development of a new 4,752 square foot modular classroom facility
with a 6,550 square foot outdoor play area is designed and located on the project
site to be a convenience for all people coming to visit the daycare center. The
expansion of the daycare facility is beneficial for the surrounding community since
the daycare center is already in close proximity to the Promenade, the Discovery
Sports Complex, and the Columbia Memorial Space Center. These areas will
provide and encourage opportunities for families who attend the daycare center
to enjoy their local community’s provision of recreational, family, and leisure
activities. Staff strongly believes that the expansion of the daycare facility
promotes the betterment of the surrounding community’s health, safety, comfort,
and welfare.
G. Conditions of approval have been added to this project to comply with Section
4960 of Chapter 10 of Article IV of the Municipal Code. This includes (1) the use
of graffiti resistant products in the construction of the building and (2) the removal
of any graffiti within 48 hours of application, which will be the responsibility of the
applicant to complete.
SECTION 4. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Modification to existing CUP, the Planning Commission
further finds, determines and declares that:
A. LACOE is requesting to increase the child enrollment of an existing childcare
facility from 60 to 124. In order to process this request, the applicant submitted a
planning application to modify the existing daycare CUP, which was approved by
the Planning Commission on June 7, 2000. In order to accommodate the
increase in child enrollment, LACOE is also proposing to construct a new 4,752
square foot detached, modular classroom facility along with a 6,550 square foot
new outdoor play area at the subject site. A site plan review application was
submitted by the applicant in order to review the new development and make
sure it complied with the C-2 zone regulations. The expansion of the existing
daycare facility is consistent with the City’s General Plan Land Use Chapter Goal
1.2, Policy 1.2.1, and Program 1.2.1.5. This land use goal of creating and
encouraging a livable community environment is implemented by the proposed
daycare facility expansion. The existing daycare center is in close proximity to
major commercial developments like the Promenade, and recreational uses like
the Discovery Sports Complex, and the Columbia Memorial Space Center. By
allowing more child enrollment at the existing daycare, it also creates
opportunities for more families to enjoy their surrounding Downey community.
One of the intended groups that the daycare center serves is the children of
LACOE employees; therefore, the expansion of the daycare can benefit more
Agenda Page 15
Resolution No. 16-____
Downey Planning Commission
PLN-16-00007 – 12830 Columbia Way
April 20, 2016 - Page 4
LACOE employees in having a childcare option in the same location as their
workplace.
B. The existing daycare facility and its new detached 4,752 square foot modular
classroom building will not adversely affect adjoining land uses. The existing
daycare center will continue to operate between the hours of 7 am – 6 pm,
Monday through Friday. The expanded daycare center is also situated in the
middle of a 19.81 acres lot. The new one-story classroom structure easily
complies with the building setback requirements of the C-2 zone and is, in staff’s
opinion, highly unlikely for the expanded daycare use to be a detriment to the
adjoining uses. The surrounding uses of the project site include the following: 1. a
Los Angeles County Administrative building to the north, 2. I-105 freeway to the
south, 3. residential uses to east and west. Staff believes that the expansion of
the existing daycare benefits the surrounding local community in providing
valuable childcare services to more working families in the local community.
C. The proposed 4,752 square foot modular classroom structure will be built on a
19.81 acres lot. The new development along with the existing LACOE office
building complies with the C-2 development standards including FAR, lot
coverage, parking, and building setbacks. Staff believes that the proposed
expansion of the existing daycare facility will not be detrimental to the subject
property and is actually supported by the City’s General Plan to encourage this
type of development next to major commercial uses such as the Promenade and
the Downey Landing Retail Center.
D. The project site can be accessed through Columbia Way and Ardis Avenue.
There are three two-way driveway approaches that are available to access and
exit the project site. Two of the driveways are located on Columbia Way. The
driveway on the northern portion of the subject property serves drivers coming
from south of Columbia Way, while the driveway on the southern portion of the
subject lot serves drivers coming from Adoree Street, or Columbia Way. The third
driveway is located on Ardis Avenue and is intended to serve drivers coming from
Ardis Avenue and Dalen Street. Drivers can also exit the daycare facility through
these same three driveways, but the driveway exit on the northern portion of the
lot on Columbia Way is intended for right-turns only. Given that there are three
areas of the project site that allow for both ingress and egress to the daycare
center; staff believes that the proposed expansion of the daycare use will not
impose an undue burden on local streets of the surrounding 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 approves Site Plan Review
and Modification to existing CUP No. 00-14, 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 16
Resolution No. 16-____
Downey Planning Commission
PLN-16-00007 – 12830 Columbia Way
April 20, 2016 - Page 5
SECTION 6. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 20th day of April 2016.
Matias Flores, 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 20thday of
April 2016, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 17
Resolution No. 16-____
Downey Planning Commission
PLN-16-00007 – 12830 Columbia Way
April 20, 2016 - Page 6
PLN-16-00007 (SITE PLAN REVIEW & MODIFICATION TO CUP 00-14)
EXHIBIT A - CONDITIONS
PLANNING
1) The approval of this Site Plan Review allows for the construction of a 4,752 square foot
detached classroom structure and a 6,550 outdoor play area.
2) The approval of this Modification to CUP No. 00-14 allows the existing child daycare
center to increase the number of children enrollment from 60 to 124 (child’s age ranging
from 0 – 5 years old).
3) The permitted hours of operation for the childcare facility shall be restricted to 7:00 a.m.
to 6:00 p.m., Monday through Friday.
4) Site Plan Review and Modification to existing CUP No. 00-14 (PLN-16-00007) 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.
5) 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.
6) 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.
7) 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.
8) Exterior lights shall be un-switched and photo-sensor controlled. Lights shall be on from
dusk to dawn.
9) 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.
10) All buildings and walls shall be finished with graffiti resistant materials. Prior to the
issuance of building permits, the applicant shall demonstrate to the satisfaction of the
City Planner, that the finished materials will comply with this requirement.
Agenda Page 18
Resolution No. 16-____
Downey Planning Commission
PLN-16-00007 – 12830 Columbia Way
April 20, 2016 - Page 7
11) Any graffiti applied to the site shall be removed within 48 hours.
12) All developments in excess of $500,000 valuation that involve the construction or
reconstruction of light industrial, commercial or residential buildings (over 4 units) shall
be subject to the Public Arts Program. The Applicant shall either install public art on their
property or pay a cash payment equal to the public arts fee in accordance with the City of
Downey Manual for Arts in Public Places.
13) If City approval is contingent upon any changes to the plans as submitted, the Applicant
shall submit three copies of the revised plans, incorporating all approved amendments,
overlays, modifications, etc. to the Planning Division prior to the submittal of plan check.
14) The Applicant shall incorporate a copy of this Exhibit A, Conditions of Approval for Site
Plan Review and Modification to existing CUP 00-14 (PLN-16-00007), into the approved
set of building plans.
15) All roof-mounted mechanical equipment shall be screened from view. The working
drawings shall include a cross-section detail to illustrate that the height of the building
parapet is sufficient to screen all roof-mounted equipment from the view of adjoining
streets and neighboring properties.
BUILDING
16) All construction shall comply with the 2013 California Building Code and Title 24 of the
California Energy Code.
17) Prior to the commencement of construction, the applicant/owner shall obtain all required
permits. Additionally, the applicant/owner shall obtain all necessary inspection and permit
final prior to occupancy of the building.
FIRE
18) Plans to be submitted through Building and Safety and shall comply with 2013 California
Fire Code and any other pertinent requirements to be determined at time of plan
submission and review.
19) 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.
20) Fire Lane signage shall be installed in accordance with DMC 3327.
21) Smoke detectors shall be installed within each classroom in accordance with 2013
California Fire Code section 907.2.11.2.
PUBLIC WORKS
22) Prior to the issuance of building permits, the applicant shall comply with the National
Pollutant Discharge Elimination System (NPDES); Ordinance 1142 of the Downey
Municipal Code (DMC); and the Low Impact Development (LID) Plan. Furthermore, the
applicant shall be required to Certify and append Public Works standard to all
construction and grading plans as required by the LACoDPW Stormwater Quality
Management Plan (SQMP).
Agenda Page 19
Resolution No. 16-____
Downey Planning Commission
PLN-16-00007 – 12830 Columbia Way
April 20, 2016 - Page 8
23) If applicable, prior to the issuance of demolition permits, the applicant shall complete a
Construction & Demolition (C&D) Waste Management Plan per Article V, Chapter 8 of
the Downey Municipal Code.
24) The owner/applicant shall install all new utilities associated with this project underground.
25) If applicable, the owner/applicant shall install a 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.
26) All installed pavement shall consist of a minimum section of four inch (4”) thick aggregate
base, and a minimum 2-1/2” thick asphalt concrete pavement.
27) 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.
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Agenda Page 20