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Home My WebLink About3. PLN-15-00241 - 8150 Third StSTAFF REPORT PLANNING DIVISION DATE: MAY 4, 2016 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER PREPARED BY: DAVID BLUMENTHAL, PRINCIPAL PLANNER SUBJECT: PLN-15-00241 (VESTING TENTATIVE TRACT MAP NO. 73999, SITE PLAN REVIEW, AND GENERAL PLAN CONSISTENCY FINDING) – A REQUEST BY THE OLSON COMPANY TO CONSTRUCT A 28-UNIT TOWNHOME DEVELOPMENT. LOCATION: 8150 THIRD STREET ZONING: DDSP (DOWNEY DOWNTOWN SPECIFIC PLAN) REPORT SUMMARY The Olson Company (hereinafter Olson) has entered into agreements to purchase multiple parcels on the southwest corner of Third St. and La Reina Ave., which have a total size of 42,950 square feet. Olson plans to re-subdivide the site and construct a 28-unit townhome development. The townhomes will be three stories and range from 1,864 square feet (including the garage) to 2,388 square feet (including the garage). In addition to the subdivision and construction of the townhomes, this application includes a request to find that the sale of the City owned parking lot, which is on the south side of Third St., west of La Reina Ave., to The Olson Company is consistent with the City’s General Plan. 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 VESTING TENTATIVE TRACT MAP NO. 73999, A SITE PLAN REVIEW, AND A GENERAL PLAN CONSISTENCY FINDING (PLN-15-00241), THEREBY APPROVING THE CONSTRUCTION OF A 28- UNIT TOWNHOME DEVELOPMENT ON PROPERTY LOCATED AT 8150 THIRD ST., ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN). BACKGROUND The subject site is a 42,950 square foot lot that currently consists of six parcels. Four of the lots comprise 21,761 square feet and are located on the southwest corner of Third St. and La Reina Ave. These lots are held under a private ownership. Two of the parcels are vacant, while the other two contain the following improvements: 1) 11011 La Reina is improved with a 666 square foot single-family residence and a two-car garage; and 2) 11013 La Reina is improved with a Agenda Page 1 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 2 726 square foot single-family residence. The remaining two parcels are owned by the City of Downey. These lots are 21,189 square feet and improved with a 63 space public parking lot. View of Site from Third St. and La Reina Ave. View of Parking Lot from Third St. The site is within the Downtown Downey Specific Plan – Downtown Residential District and has a General Plan Land Use Designation of Mixed Use. The Downtown Downey Specific Plan was initiated by the City to guide growth and development in Downtown, encourage economic revitalization, and create a lively center of activity for the City. The Downtown Residential District is intended to establish a residential neighborhood within Downtown and to allow Agenda Page 2 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 3 commercial uses that serve the residential neighborhoods (i.e. dry cleaners, markets, coffee shops, and newsstands). Downtown Residential District All of the surrounding properties are within the Downtown Downey Specific Plan; however, La Reina Ave. serves as the boundary between the Downtown Residential District and the Downtown Core District. Surrounding land uses include the following: Southeast corner Third St. and La Reina Ave. – This site is improved with the Krikorian Premier Theater, a ten-screen movie theater. On the south side of the theater is the City-owned parking structure. Northeast corner Third St. and La Reina Ave. – This site is improved with an 8,300 square foot two-story office building. Northwest corner Third St. and La Reina Ave. – This site is improved with a 6,900 square foot office building. South of the project site – This site is improved with an 80,000 square foot six-story office building. A surface parking lot and a subterranean parking structure serves this office building. West of the project site – This site is improved with a single story courtyard development that has 14 residential units within three buildings and 14 one-car garages within a fourth building. Agenda Page 3 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 4 On December 9, 2015, the applicant submitted the applications to allow the project. As part of the application review, staff initiated a peer review of the proposed architecture with ‘Studio One Eleven’, an architecture, landscape, and urban design studio within the world -renowned architectural firm ‘Perkowitz and Ruth’. A detailed discussion of the peer review is contained later in this report. This process was completed on April 14, 2016; as such, staff was able to deem the applications complete. On April 21, 2016, 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 Project Description The applicant has entered into agreements to acquire both the privately owned and city owned parcels. Upon completion of the acquisition, the applicant is proposing to subdivide the parcels and construct 28 townhomes within four buildings. Two of the buildings (1 and 4) will have eight units each, while the other two buildings (2 and 3) will have six units each. Each of the buildings are oriented north-south, with the unit entries being either on the east or west side of the units. Vehicle access to the units will be from one of two driveways on Third St. One of the driveways is located between Buildings 1 and 2 and the other is between Buildings 3 and 4. An enhanced concrete paver will be used at the driveway entries to provide an aesthetic transition from the street to the driveway. These driveways will be illuminated by building lights. Staff has recommended a condition of approval that these lights be non-switched and connected to a photo-sensor to ensure the driveways are properly lit throughout the night. There are six different floor plans, each of which is three stories. Unit sizes range from 1,864 s.f. (1,343 s.f. living space and 521 s.f. garage) for Plan 1 up to 2,388 s.f. (1,901 s.f. living space and 487 s.f. garage) for Plan 6. A complete breakdown of each floor plan size can be seen in the adjoining table. The units generally have the garage on the first floor, kitchen and living space on the second floor, and bedrooms on the third floor. However, some of the plans include additional bedrooms on the first and/or second floor. All of the plans include a two-car garage. The Planning Commission will note that Plans 1, 2, and 3 have a tandem garage; whereas, Plans 4, 5, and 6 have a traditional side-by-side garage. The project is not required to have a common open space area; instead, the applicant has designed the units to have private open space in the form of a porch and/or deck. According to the Downtown Downey Specific Plan, “To create incentives for the realization of a vital mixed- use downtown district within the Downtown Specific Plan area, on-site common and private open space is not required…” Instead of encouraging multi-family residential properties to enjoy a common space with their neighbors, the Downtown Downey Specific Plan is designed to encourage residents within the downtown to enjoy the amenities that are a short walk from their home. A six-foot tall block wall with a stucco finish will be built on the west and south property lines. Staff is recommending a condition of approval that a stone cap will be provided on top of the wall to give it a completed look. For units with ground level porches, the applicant is proposing to enclose the porches with a 3’-6” tall block wall with stucco finish. A wrought iron gate that matches the wrought iron on the building will control access to the porches. Agenda Page 4 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 5 At the corner of Third St. and La Reina Ave., the applicant is proposing to construct a 4’-4” tall monument sign that will have the community name on it. Potted succulent plants will be placed on each side of the sign. Additionally, a field-dug Olive tree with a 12-foot wide canopy will be planted behind the sign, which will be its backdrop. Adjacent to Third St., between buildings 2 and 3 is an entry courtyard. This space features a large raised planter with a specimen olive tree that may also be utilized as outdoor seating. This space also features decorative pots at the corners of the paved area, which will include integrated color concrete with a top-cast finish. The central courtyard also features large decorative potted plants and specimen olive tree at the terminus of the walkway at the southern end of the site, which will complement the larger entry space. Not only does this provide an inviting entry statement into the interior of the community, but will enhance the pedestrian scale of Third St. Development Standards The development standards and design guidelines set forth in the Downtown Downey Specific Plan have been created to foster the development of a vibrant and active pedestrian-oriented town center. More specifically, it is a goal of the specific plan to improve Third St. as a primary east-west pedestrian street to complement Downey Ave. This is accomplished by reducing the setbacks, limiting the building footprint along the street, and providing a pedestrian scale design. A summary of the development standards follows: Standard Requirement Site Lot Size 5,000 s.f. 42,950 s.f. FAR 1.5 1.44 Height 4 stories/50’ 3 stories/38’ Density 8-40 units/acre 27.6 units/acre Lot Coverage 60% 53.6% Minimum Unit Size 1,000 s.f. ≥ 1,343 s.f. Maximum Ground Floor 20,000 s.f. ≤ 6,465 s.f. Landscaping n/a 8,088 s.f. Building separation n/a 22’-4” Setbacks Third St. 8’ 8’ La Reina Ave. 8’ 8’-2” South n/a 10’-5” West n/a 13’-2” To support the pedestrian orientation design, the specific plan utilizes a park once concept. This is to say that visitors to downtown would park and be able to visit multiple establishments on their visit. For residential units, parking is only required for the unit, with no specific requirements for guest spaces. To encourage residents and guests to walk in the downtown, Sign Concept Agenda Page 5 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 6 the use of the public parking lots and street parking was taken into account on determining the parking standards. A recent parking assessment conducted Dixon Resources Unlimited for the City of Downey is showing that only 30% of the available public parking is being utilized at this time. While the goal is to get public parking utilization up to the 80% range, the Downtown Downey Specific Plan has a requirement that the City reanalyze the parking standards once utilization reaches the 60% level. As required by the downtown specific plan, multi-family ownership unit projects in the downtown require a minimum 1.7 parking spaces per unit. This means the applicant needs a minimum of 48 parking spaces on the site. The applicant is proposing two spaces per unit, for 56 parking total spaces on the site. The specific plan does not require on-site guest parking, as it is designed for the guest to utilize public parking and street parking. Architecture The buildings feature a Spanish Andalusian architectural style, which draws inspiration from other periods including Spanish Colonial and Mission Revival styles. Like most buildings with a Spanish influence, the key components of the buildings include a white stucco siding and tile roof. Varied window enhancements including recessed windows, sculpted sills and lintels, wrought iron window grills, and box bay windows are also featured on the buildings. Additional design enhancements incorporate architectural elements that include scalloped corbels and arches, finials, second and third floor covered and open decks, and recessed arched entries. Architectural Rendering of La Reina Ave. Elevation Agenda Page 6 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 7 Third St. Elevation To enhance the pedestrian scale of the project, the northeast and northwest building corners of Buildings 1 and 4, respectively, will have wraparound covered porches, as well as front door entries to the end units facing Third St. The center two buildings (Buildings 2 and 3) have modified end units that also have front doors facing Third St. Furthermore, these two buildings include second story decks that overlook Third St. Finally, the drive aisles are framed by large entry pilasters to provide additional massing and architectural interest. As previously noted, staff conducted an architectural peer review on the proposal. Studio One Eleven reviewed the architectural plans, and landscape design. The peer review resulted in the following changes to the plans: • Windows were removed and architectural features were added to provide additional interest to the buildings, • Lintels were added above the garage doors and driveway lights were moved above the doors, • The height of the entry pilasters adjacent to the driveways was increased, • Additional wrought iron was added in front of windows to provide a new layer of articulation, • Landscaping was added along the driveways between the garage doors, and • The entry courtyard was enhanced to include the raised planter and large olive tree. Upon completion of the changes to the plans, both staff and Studio One Eleven are pleased with the architectural style. It is staff’s opinion that the project will provide an aesthetically pleasing streetscape and enrich the area. Landscape The proposed landscape plan includes 8,088 s.f. of landscape, which is 18.8% of the site. Landscaping consists of the setback areas area between buildings, and along walkways. An important aspect of any landscape plan is how it complements the building architecture. To accomplish this, the applicant proposes to use a combination of unique succulents and grasses in mass groupings with a mix of flowering shrubs and groundcovers. Additionally, the landscape palette will be comprised of over 80% drought tolerant and water wise plants, layered with varying heights to address the building scale, mass and pedestrian circulation. The objective is to provide an overall landscape design that could sustain itself even during long periods of drought. As with the building architecture, the landscape plan was reviewed during the peer review process, at the conclusion of which it was found the proposed landscape plan is consistent with the proposed building architecture and site layout. Agenda Page 7 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 8 The Downtown Downey Specific Plan requires that all developments provide at least one 24- inch box tree for every 500 square feet of open space area. Since the site has 8,088 s.f. of open space, 17 total 24-inch box trees are required. The applicant has proposed a variety of trees size ranging from 15-gallon to field-dug specimen trees that will have a 12-foot canopy. Of the 99 trees being proposed on the site, 36 are 24-inch box and three are larger. This far outdoes the minimum requirement of 17 trees. The full-proposed tree palette is below. Tree Palette Vesting Tentative Tract Map The applicant is proposing a Vesting Tentative Tract Map to subdivide the parcel. This map will create a single underlying parcel with 28 airspace lots. The vesting map allows the applicant to be vested into the development standards in place at the time the map is approved. Should the City change the development standards in the future, the current standards will still apply to this project. General Plan Consistency Finding As previously noted in this report, the applicant has entered into an agreement to purchase a 21,189 square foot parcel from the City of Downey. Pursuant to Government Code 65402, prior to the City being able to sell the property, the Planning Commission must find that the sale of Agenda Page 8 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 9 the property is consistent with the General Plan. The analysis of this finding is contained below in the findings section of this report. DEVELOPMENT REVIEW COMMITTEE On December 31, 2015, the City’s Development Review Committee reviewed the requested application. During the meeting, the site layout and architectural style was discussed. It was determined that due to the prominence of the location within the downtown, the project should go through the peer review process. Additionally, potential parkway improvements were discussed, to which Public Works has included conditions of approval to implement these improvements. No other issues were raised by the departments, although, most of them included standard conditions of approval. ENVIRONMENTAL ANALYSIS Staff has reviewed the proposed townhome development 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. 15332 (Class 32, In-fill Development Projects). 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 32 consists of projects that are consistent with the General Plan and zoning, on a site that is less than five acres and does not have any protected habitat, and can be adequately served by utilities. Staff believes that the proposed project meets all of these requirements, thus qualifies for a Class 32 exemption. FINDINGS General Plan Consistency A. The sale of City owned property is consistent with the General Plan. The City of Downey has entered into an agreement with The Olson Company to sell an existing parking lot to accommodate a 28-unit townhome development. General Plan Policy No. 1.1.2 states, “Provide an appropriate amount of land areas to absorb the City’s future population growth.” It is staff’s opinion that the proposed project is consistent with this policy since it will provide new residential units that can accommodate additional population growth in the City’s downtown. Furthermore, an objective of the City’s Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28-unit increase to the City’s housing inventory. Based on these reasons, staff feels that the sale of the City owned property to accommodate a new townhome development is consistent with the General Plan. Vesting Tentative Tract Map A. That the proposed map is consistent with the General Plan. The Vesting Tentative Tract Map proposes the construction of 28-units on the site. In an overall review of the General Plan, it is staff’s opinion that the proposed 28-unit development is consistent with all of the policies, programs, and goals contained therein. Agenda Page 9 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 10 More specifically, General Plan Policy No. 1.1.2 states, “Provide an appropriate amount of land areas to absorb the City’s future population growth.” It is staff’s opinion that the proposed project is consistent with this policy since it will provide new residential units that can accommodate additional population growth in the City’s downtown. Furthermore, an objective of the City’s Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28-unit increase to the City’s housing inventory. For these reasons, staff is of the opinion that approval of the Vesting Tentative Tract Map is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. B. That the site is physically suitable for the type and density of development. The subject site is a 42,950 square foot parcel, which exceeds the 5,000 square foot minimum lot size. Based on the size of the parcel, under the Specific Plan, the applicant could construct up to 39-units; whereas they are only proposing 28-units. It is staff’s opinion that the overall site plan has been designed to accommodate the units, as well as to provide sufficient parking, landscaping, and open space, all of which exceed the development standards for the Downtown Downey Specific Plan. Based on this, staff believes that the subject site is physically suitable to accommodate the proposed development. C. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is to allow a 28-unit townhouse development near the center of the City’s downtown. The Downtown Downey Specific Plan is intended to foster a pedestrian oriented environment, which will encourage residents to walk to multiple destinations. In walking, more residents are likely to increase their overall health. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining residents. For these reasons, staff believes that approval of the townhome project will not cause serious public health problems. D. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As part of the review of the application, staff completed an extensive record research. Additionally, the application submitted a preliminary title report with their application. Although several easements have been found, they are mostly for utility access only. All of the easements will be protected in place and will not be altered by the construction of the project. E. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is currently vacant with only limited vegetation that consists of ornamental landscaping. According to the City’s General Plan, there are no known Agenda Page 10 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 11 areas within the City that host wildlife or their habitat, most particularly species identified as a candidate, sensitive, or special status species. Furthermore, the proposed project is for a 28-unit townhome development, which is not typically associated with the storage, manufacturing, or distribution of hazardous substances. As such, it is staff’s opinion that the proposed project will not impact the environment or wildlife resources. Site Plan Review A. The site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The Site Plan Review will allow the construction of 28-units on the site. In an overall review of the General Plan, it is staff’s opinion that the proposed 28-unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, General Plan Policy No. 1.1.2 states, “Provide an appropriate amount of land areas to absorb the City’s future population growth.” It is staff’s opinion that the proposed project is consistent with this policy since it will provide new residential units that can accommodate additional population growth in the City’s downtown. Furthermore, an objective of the City’s Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28-unit increase to the City’s housing inventory. For these reasons, staff is of the opinion that approval of the Site Plan Review is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. B. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. Article IX of the Municipal Code provides zoning regulations for the development and use of private property. In this case, the subject site is located within the Downtown Downey Specific Plan, which contains all of the zoning regulations for the area. It is the intent of the Downtown Downey Specific Plan to encourage development of property in a pedestrian oriented scale. This type of development will allow people to live, work, and seek entertainment opportunities without the need to drive. To maintain the pedestrian oriented scale, the proposed development locates buildings close to the streets, provides wraparound porches and balconies that overlook Third St, and creates an active streetscape. It is staff’s opinion that the applicant has designed the community in a manner that accomplishes all of the goals of the General Plan and Specific Plan, while avoiding significant impacts to the neighboring properties by utilizing proper site design, good architecture, and providing active community open spaces. C. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The proposed architectural style is “Spanish Andalusian”, which draws inspiration from other periods including Spanish Colonial and Mission Revival styles. This style includes the use of white stucco siding, tile roof, varied window enhancements scalloped corbels and arches, finials, second and third floor covered and open decks, and recessed Agenda Page 11 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 12 arched entries. Staff is of the opinion that this design will enhance the character of the project and integrate it harmoniously into the surrounding area. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. It is staff’s further opinion that the combination of architectural style and proposed landscaping, will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and augments the quality of the streetscape. D. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. Vehicle access to the site is through one of two driveways on Third St; whereas pedestrian access to the units is via a separated walkway. This design keeps a pedestrian and vehicle circulation separated from each other. It is staff’s opinion that this site layout works best to facilitate vehicle movement while maximizing pedestrian safety. Accordingly, staff believes that the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets have been properly considered in this request. E. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. In the City of Downey, there are a virtual plethora of architectural styles in the area. The proposed architectural style is Spanish Andalusian, which draws inspiration from other periods including Spanish Colonial and Mission Revival styles. This style includes the use of white stucco siding, tile roof, varied window enhancements scalloped corbels and arches, finials, second and third floor covered and open decks, and recessed arched entries. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. This style is not prevalent in the area, but in staff’s opinion, blends nicely with other architectural styles. Staff is of the opinion that the proposed architectural style is neither dissimilar nor monotonous from other buildings in the area and that this project will upgrade the overall appearance of the site and, in turn, improve the community appearance. F. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed residential project is a 28-unit townhome development. The Downtown Downey Specific Plan is intended to foster a pedestrian oriented environment, which will encourage residents to walk to multiple destinations. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining residents. This project will result in an aesthetically pleasing streetscape (in lieu of the vacant lot). This development, in staff’s opinion, will promote the public health, safety, and welfare of those who work or reside in the area. Agenda Page 12 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 13 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, staff is concluding that construction of the 28-unit townhome project will provide additional residential opportunities in the Downtown Downey Specific Plan. This project will enhance the streetscape on Third St. and La Reina Ave., which will contribute to the growth of downtown. In addition, staff believes that the sale of the City owned parcel is consistent with the General Plan. Finally, staff believes that all findings required for approving the Vesting Tentative Tract Map and Site Plan Review can be made in a positive manner. As such, staff is recommending that the Planning Commission approve the General Plan Consistency Finding, Vesting Tentative Tract Map No. 73999, and Site Plan Review (PLN-15-00241), subject to the recommended conditions of approval. EXHIBITS A. Maps B. Draft Resolution C. Project Plans Agenda Page 13 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 14 MAPS Location Aerial Photograph Subject Site Agenda Page 14 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 15 Zoning Subject Site Agenda Page 15 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING VESTING TENTATIVE TRACT MAP NO. 73999, A SITE PLAN REVIEW, AND A GENERAL PLAN CONSISTENCY FINDING (PLN-15-00241), THEREBY APPROVING THE CONSTRUCTION OF 28-UNIT TOWNHOME DEVELOPMENT ON PROPERTY LOCATED AT 8150 THIRD ST., ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN). THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission of the City of Downey does hereby find, determine and declare that: A. On September 28, 2010, the City of Downey adopted the Downtown Downey Specific Plan, which is intended to foster the growth of a pedestrian oriented environment within the central portion of the city; and, B. The City of Downey has entered into a purchase and sale agreement with The Olson Company for an approximate 21,761 square foot parcel on the south side of Third St. This parcel is improved with a 63 space parking lot; and, C. On December 9, 2015, the applicant submitted a request for the Vesting Tentative Tract Map and Site Plan Review to allow the construction of 28-unit townhome project on the site. Due to missing information on the project plans, staff deemed the application incomplete; and, D. On April 14, 2016, the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on April 20, 2016; and, E. On April 21, 2016, notice of the pending application published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, F. The Planning Commission held a duly noticed public hearing on May 4, 2016, 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 it has reviewed the project for compliance with the requirements of the California Environmental Quality Act. Based on its own analysis and consideration, it was found that the project is categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-fill Development Projects). The Planning Commission finds the project is consistent with the General Plan and zoning, is on a site that is less than five acres and does not have any protected habitat, and can be adequately served by utilities. SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings, pursuant to Government Code Section 65402, the Planning Commission hereby finds that the sale of the city owned property is consistent with the General Plan. General Plan Policy No. 1.1.2 states, “Provide an appropriate amount of land areas to absorb the City’s future population growth.” The proposed project is consistent with this policy since it Agenda Page 16 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 2 will provide new residential units that can accommodate additional population growth in the City’s downtown. Furthermore, an objective of the City’s Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28-unit increase to the City’s housing inventory. SECTION 4. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Vesting Tentative Tract Map, the Planning Commission further finds, determines and declares that: 1. That the proposed map is consistent with the General Plan. The Vesting Tentative Tract Map proposes the construction of 28-units on the site. In an overall review of the General Plan, it is found that the proposed 28-unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, General Plan Policy No. 1.1.2 states, “Provide an appropriate amount of land areas to absorb the City’s future population growth.” The proposed project is consistent with this policy since it will provide new residential units that can accommodate additional population growth in the City’s downtown. Furthermore, an objective of the City’s Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28-unit increase to the City’s housing inventory. For these reasons, approval of the Vesting Tentative Tract Map is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. 2. That the site is physically suitable for the type and density of development. The subject site is a 42,950 square foot parcel, which exceeds the 5,000 square foot minimum lot size. Based on the size of the parcel, under the Specific Plan, the applicant could construct up to 39-units; whereas they are only proposing 28-units. The overall site plan has been designed to accommodate the units, as well as to provide sufficient parking, landscaping, and open space, all of which exceed the development standards for the Downtown Downey Specific Plan. Based on this, the subject site is physically suitable to accommodate the proposed development. 3. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is to allow a 28-unit townhouse development near the center of the City’s downtown. The Downtown Downey Specific Plan is intended to foster a pedestrian oriented environment, which will encourage residents to walk to multiple destinations. In walking, more residents are likely to increase their overall health. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining residents. For these reasons, approval of the townhome project will not cause serious public health problems. 4. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As part of the review of the application, an extensive record research was completed. Additionally, the application submitted a preliminary title report with their application. Although several easements have been found, they are mostly for Agenda Page 17 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 3 utility access only. All of the easements will be protected in place and will not be altered by the construction of the project. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is currently vacant with only limited vegetation that consists of ornamental landscaping. According to the City’s General Plan, there are no known areas within the City that host wildlife or their habitat, most particularly species identified as a candidate, sensitive, or special status species. Furthermore, the proposed project is for a 28-unit townhome development, which is not typically associated with the storage, manufacturing, or distribution of hazardous substances. As such, the proposed project will not impact the environment or wildlife resources. SECTION 5. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Site Plan Review, the Planning Commission further finds, determines and declares that: 1. The site plan is consistent with the goals and polices embodied in the General Plan and other applicable plans and policies adopted by the Council. The Site Plan Review will allow the construction of 28-units on the site. In an overall review of the General Plan, it is found the proposed 28-unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, General Plan Policy No. 1.1.2 states, “Provide an appropriate amount of land areas to absorb the City’s future population growth.” The proposed project is consistent with this policy since it will provide new residential units that can accommodate additional population growth in the City’s downtown. Furthermore, an objective of the City’s Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City’s share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28-unit increase to the City’s housing inventory. For these reasons, approval of the Site Plan Review is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. Article IX of the Municipal Code provides zoning regulations for the development and use of private property. In this case, the subject site is located within the Downtown Downey Specific Plan, which contains all of the zoning regulations for the area. It is the intent of the Downtown Downey Specific Plan to encourage development of property in a pedestrian oriented scale. This type of development will allow people to live, work, and seek entertainment opportunities without the need to drive. To maintain the pedestrian oriented scale, the proposed development locates buildings close to the streets, provides wraparound porches and balconies that overlook Third St, and creates an active streetscape. The applicant has designed the community in a manner that accomplishes all of the goals of the General Plan and Specific Plan, while avoiding significant impacts to the neighboring properties by utilizing proper site design, good architecture, and providing active community open spaces. 3. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The proposed architectural style is “Spanish Andalusian”, which draws inspiration from other periods Agenda Page 18 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 4 including Spanish Colonial and Mission Revival styles. This style includes the use of white stucco siding, tile roof, varied window enhancements scalloped corbels and arches, finials, second and third floor covered and open decks, and recessed arched entries. This design will enhance the character of the project and integrate it harmoniously into the surrounding area. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. The combination of architectural style and proposed landscaping, will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and augments the quality of the streetscape. 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. Vehicle access to the site is through one of two driveways on Third St; whereas pedestrian access to the units is via a separated walkway. This design keeps a pedestrian and vehicle circulation separated from each other. This site layout works best to facilitate vehicle movement while maximizing pedestrian safety. Accordingly, the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets have been properly considered in this request. 5. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. In the City of Downey, there are a virtual plethora of architectural styles in the area. The proposed architectural style is Spanish Andalusian, which draws inspiration from other periods including Spanish Colonial and Mission Revival styles. This style includes the use of white stucco siding, tile roof, varied window enhancements scalloped corbels and arches, finials, second and third floor covered and open decks, and recessed arched entries. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. This style is not prevalent in the area, but in staff’s opinion, blends nicely with other architectural styles. The proposed architectural style is neither dissimilar nor monotonous from other buildings in the area and that this project will upgrade the overall appearance of the site and, in turn, improve the community appearance. 6. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed residential project is a 28-unit townhome development. The Downtown Downey Specific Plan is intended to foster a pedestrian oriented environment, which will encourage residents to walk to multiple destinations. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining residents. This project will result in an aesthetically pleasing streetscape (in lieu of the vacant lot). This development will promote the public health, safety, and welfare of those who work or reside in the area. 7. The proposed development's site plan and its design features will include graffiti resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. As part of this project several conditions of approval have been imposed, which include the use of graffiti resistant materials in the Agenda Page 19 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 5 construction of the building. Should any graffiti appear on the site, an additional condition of approval has been included that requires the applicant to have it removed within 48 hours of application. With these conditions, the design features will include be in accordance with Section 4960 of the Municipal Code. SECTION 6. Based upon the findings set forth in Sections 1 through 5 of this resolution, the Planning Commission of the City of Downey hereby approves Vesting Tentative Tract Map No. 73999 and a Site Plan Review (PLN-15-00241), 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 7. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 4th day of May, 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 4th day of May, 2016, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 20 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 6 VESTING TENTATIVE TRACT MAP NO. 73999, AND SITE PLAN REVIEW (PLN-15-00241) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Vesting Tentative Tract Map No. 73999 and Site Plan Review (PLN- 15-00241) allows for the construction of a of 28-unit townhouse development. This approval also includes all common open space areas and the accessary structures contained therein. 2) Vesting Tentative Tract Map No. 73999 and Site Plan Review (PLN-15-00241) shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Downey Municipal Code shall apply. 3) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. 4) The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 5) Prior to the final of any building permits or occupancy of any of the units, the Final Tract Map shall be approved by the City and recorded with the County of Los Angeles. 6) Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and 8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of these hours. 7) All exterior lights on the property shall be LED and shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and the public right-of- way. 8) Exterior lights shall be un-switched and photo-sensor controlled. Lights shall be on from dusk until dawn. Porch, patio, and deck lights for the individual units shall be excluded from this condition. 9) The approved architectural style shall be as noted in the approved plans. Changes to the facades and/or colors shall be subject to the review and approval of the City Planner. Agenda Page 21 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 7 10) There shall be no roof-mounted equipment including, but not limited to, HVAC equipment. All exterior HVAC equipment shall be ground mounted and screened from view. There shall be no window or wall mounted HVAC equipment. This condition shall not be interpreted to restrict photovoltaic panels mounted to the roof. 11) 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. 12) Any graffiti applied to the site shall be removed within 48 hours. 13) 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. 14) Drought tolerant landscaping shall be used in all landscape areas of the site. All landscape shall be installed and permanently maintained as approved by the Planning Commission. Synthetic turf is not permitted. 15) The Olea europaea (Olive) trees shall be multi-trunk trees. 16) Prior to the final of building permits, the surface of all private patios shall be finished with either hardscape, landscape, or a combination thereof. 17) All above grade back-flow preventers and check valves shall be painted green and screened from view from the public right-of-way. 18) The transformer shall wrapped in a screen print to mimic landscaping. The final design and the wrap shall be approved by the City Planner prior to installation. 19) The maximum height of all accessory structures shall not exceed 12’. 20) The south and west property line shall have a 6’ tall decorative block or stucco wall. The wall shall have a stone or a rolled stucco cap. Prior to the construction of the wall, the applicant shall obtain approval of the color, style and type of the materials used. 21) Prior to the final of building permits, the applicant shall record CC&R’s on the property to govern the maintenance, repair, and improvement of all common areas. This shall include, but may not be limited to, the landscaping, all utilities, exterior of buildings, exterior lighting, internal streets and walkways, and pool area. The CC&R’s shall establish a Home Owners Association (HOA) and provide authority for the HOA to enforce the CC&R’s. Additionally, the CC&R’s shall require the following: a) All trash receptacles to be stored in the garages of the units (except during pick up day), b) Require all garages be maintained in a manner to accommodate two vehicles at all times, c) Shall prohibit parking in any of the drive-aisles. Agenda Page 22 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 8 CC&R’s shall run with the land and shall not expire. Prior to the recording of the CC&R’s, the applicant shall submit the CC&R’s to the City Attorney for review and approval. A copy of the recorded CC&R’s shall be provided to the City Planner to be included with the project file. 22) All project entries shall have an enhanced paving (pavers or stamped color concrete). The City Planner shall review and approval final enhanced paving prior to installation. 23) All attic venting shall be architecturally consistent with the buildings, as determined by the City Planner. Dormer vents and/or turbine vents shall not be permitted. 24) Prior to the recording of the Final Tract Map, the applicant shall pay all Park in-lieu fees, as required by Municipal Code Section 9931.8. 25) There shall be no gates across any of the driveways. BUILDING 26) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey. 27) Prior to the commencement of construction, the applicant shall obtain all required permits. Additionally, the applicant shall obtain all necessary inspections and permit final prior to occupancy of the units. FIRE 28) Water mains shall be installed in accordance with DMC Section 3600. 29) Hydrant placement/spacing shall be in accordance with DMC Section 3610, (a), (1). “300 feet for industrial, commercial, high density or multi-unit residential areas.” 30) Additional public hydrants may be required depending upon required fire flows, street width, or tactical considerations by the Fire Chief (DMC Section 3610(c)). 31) Residential Fire Sprinklers shall be installed in accordance with DMC Section 3317 and NFPA 13D or 13R, as applicable. All new building(s) constructed for any occupancy use shall be protected by an approved Automatic Fire Extinguishing System throughout, installed in accordance with current recognized standards. 32) Fire Lane signage shall be installed in accordance with DMC 3327. 33) Smoke detectors shall be installed within each residential living unit in accordance with 2013 California Fire Code section 907.2.11.2. 34) Residential Addressing- due to the high density of the project, each residence shall be provided with a clearly visible address. 35) Fire Protection equipment shall be identified in accordance with 2013 California Fire Code section 509.1. “Approved signs required to identify fire protection equipment and equipment location shall be constructed of durable materials, permanently installed and readily visible.” Agenda Page 23 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 9 PUBLIC WORKS 36) The owner/applicant hereby consents to the annexation of the property into the Downey City Lighting Maintenance District in accordance with Division 15 of the Streets and Highways Code, and to incorporation or annexation into a new or existing Benefit Assessment or Municipal Improvement District in accordance with Division 10 and Division 12 of the Streets and Highways Code and/or Division 2 of the Government Code of the State of California. 37) Obtain permits from Public Works Department for all public improvements within the public right of way. 38) The applicant shall submit parkway improvement plans for review and approval by Public Works Department. All improvements contained in the approved plan shall be installed prior to the final of building permits. The plans shall include the following: a) Replacing the two existing marbelite streetlights on Third St. with two new 27’-8” tall metal streetlights with 8’ mast arms. The new streetlights shall have Leotek 8300 lumen 87-watt LED lamp heads and shall be painted black. The new streetlights shall match the existing 27’-8” tall street light on La Reina. The La Reina shall be protected in place. b) Add new metal pedestrian lights (to match other pedestrian lights in the downtown) on Thirds St. and La Reina Ave. The post top lights shall be omnidirectional and have a 27-watt LED Corn Bulb. c) All street and pedestrian lights shall be spaced at a 40’ interval. d) Provide new street trees equal distance between each street and/or pedestrian light. The new street trees shall be 24” box Chinese Pistache (Pistacia chinensis) trees with a minimum 2” trunk diameter. e) Provide new decorative street furniture and trash receptacles on Third St. The design and the furniture and receptacles shall be as approved by the Director of Public Work 39) 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. Lot(s) shall not have less than one (1%) percent gradient on any asphalt or non-paved surface, or less than one quarter (1/4%) percent gradient on any concrete surface. Provide the following information on plans: topographic site information, including elevations, dimensions/location of existing/proposed public improvements adjacent to project (i.e. street, sidewalk, parkway and driveway widths, catch basins, pedestrian ramps); the width and location of all existing and proposed easements, the dimensions and location of proposed dedications; the location, depth and dimensions of potable water, and sanitary sewer lines; the type of existing use, including the gross square footage of the building, and its disposition. 40) 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 Agenda Page 24 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 10 standard “Storm Water Pollution Control Requirements for Construction Activities” to all construction and grading plans as required by the LACoDPW Stormwater Quality Management Plan (SQMP). 41) The owner/applicant 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. 42) The owner/applicant shall submit a recorded mylar copy of the final map, a digital AutoCAD format file (AutoCAD 2012 or later) and scanned, uncompressed TIFF images of final map on a portable media for city’s GIS system data updates and maintenance. 43) Remove all construction graffiti created as part of this project within the public-right-of- way in a timely manner. 44) The owner/applicant shall provide that no easements of any type be granted over any portion of the subdivision to any agency, utility or organization (private or public), except to the City of Downey prior to recordation of the tract map. The owner/applicant shall grant easements in the name of the City shall include: a) Vehicular easements b) Walkway easements c) Drainage easements d) Utility easements 45) The owner/applicant shall install all utilities underground. 46) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each unit. 47) The owner/applicant shall furnish and install backflow device in accordance with the Department of Public Works and the State and County Department of Health Services requirements. 48) The owner/applicant shall furnish and install the public potable water improvements, including extension and/or replacement of existing mains and associated facilities, necessary to provide adequate fire flow and pressure to the site. 49) The owner/applicant shall furnish and install a fire hydrant and dedicated fire protection lateral including backflow devices, fire department connections and other appurtenances as required by the Department of Public Works and the Downey Fire Department. Such improvements may include removal and/or replacement of existing fire hydrants, laterals, backflow devices, and associated facilities with new facilities to current Downey standards and materials. Backflow devices, fire department connections, and associated appurtenances are to be located on private property and shall be readily accessible for emergency and inspection purposes. Backflow devices shall be screened from street view by providing sufficient landscaping to hide it. 50) The owner/applicant shall provide and record utility easement(s) for access to, and Agenda Page 25 Resolution No. ___________ Downey Planning Commission 8150 Third St. – PLN-15-00241 May 4, 2016 - Page 11 inspection and maintenance of, public water lines, meters and appurtenances, and backflow devices. 51) 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. 52) The owner/applicant shall identify the point(s) of connection for the sanitary sewer lateral(s) and confirm that sufficient capacity exists in the publicly owned facilities in conformance with the requirements of the Department of Public Works and the County Sanitation Districts of Los Angeles County (CSDLAC). Existing sewer main running at the rear of the property shall be abandoned properly. 53) 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. 54) The owner/applicant is responsible for coordinating with Building & Safety permit fees and payment(s) to the City and CSDLAC for all sanitary sewer connection and capacity charges. 55) The owner/applicant shall obtain all necessary plan approvals and permits. 56) 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. 57) Utility plans shall be submitted to and approved by the Department of Public Works prior to the issuance of the grading plan permit. Submit plans to Building & Safety and Planning Divisions regarding the following: a) The use of drought tolerant plants b) Drip irrigation c) Latest Green Code standards for water fixtures, etc. Agenda Page 26 DO W N E Y , C A L I F O R N I A K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 BU I L D E R / D E V E L O P E R : TH E O L S O N C O M P A N Y SE A L B E A C H , C A AR C H I T E C T : KT G Y IR V I N E , C A CI V I L E N G I N E E R S : AR S E N G I N E E R I N G LA G U N A H I L L S , C A LA N D S C A P E A R C H I T E C T : ST U D I O P A D AL I S O V I E J O , C A La n d s c a p e : Ci v i l : De v e l o p e r : LA R E I N A & 3 R D S T R E E T DO W N T O W N D O W N E Y S I T E 81 5 0 T H I R D S T R E E T Agenda Page 27 DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 LA N D S C A P E A R C H I T E C T U R E L- 1 Sc h e m a t i c O v e r a l l L a n d s c a p e P l a n L- 2 Sc h e m a t i c C o u r t y a r d P l a z a E n l a r g e m e n t L- 3 Sc h e m a t i c W a l l a n d F e n c e P l a n L- 4 Sc h e m a t i c P l a n t i n g P l a n L- 5 Sc h e m a t i c L a n d s c a p e L i g h t i n g P l a n L- 6 Pr e l i m i n a r y S o f t s c a p e A r e a E x h i b i t CI V I L C1 . 0 Te n t a t i v e M a p - N o t e s C2 . 0 Te n t a t i v e M a p - P l a n C3 . 0 Co n c e p t u a l G r a d i n g P l a n SH E E T I N D E X Co v e r S h e e t AR C H I T E C T U R E A0 . 0 Ar c h ' l S h e e t I n d e x A1 . 0 Ar c h ' l S i t e P l a n A2 . 0 Pl a n s 1 A & 3 A2 . 0 . 1 Pl a n 1 B A l t e r n a t e P l a n A2 . 1 Pl a n s 2 A & 4 A2 . 1 . 1 Pl a n 2 B A l t e r n a t e P a r t i a l P l a n A2 . 2 Pl a n 5 A A2 . 2 . 1 Pl a n 5 B Al t e r n a t e P l a n A2 . 3 Pl a n 6 A2 . 4 Bu i l d i n g P l a n 6 P l e x A2 . 5 Bu i l d i n g P l a n 8 P l e x A2 . 6 Bu i l d i n g P l a n 8 P l e x A3 . 0 St r e e t E l e v a t i o n A 3 . 0 . 1 P e r s p e c t i v e A3 . 1 6 P l e x E l e v a t i o n s A3 . 2 6 P l e x E l e v a t i o n s A3 . 3 8 P l e x E l e v a t i o n s A3 . 4 8 P l e x E l e v a t i o n s PH O T O M E T R Y EP . 0 1 Si t e L i g h t i n g P h o t o m e t r y P l a n A0 . 0 Agenda Page 28 123 45 678 14 13 12 11 10 9 20 19 18 17 16 15 21222326 2728 2425 AD A AD A AD A W/HW/H T R T R W/H T R T R W/H W/H TR TR W/H TR T R W/HW/H T R T R W/H T R T R W/H W/H TR TR W/H TR T R T R T R B L D G - 1 32 ' - 7 " 13 ' - 2 " TO 2- S T O R Y PO R C H / B A L C O N Y 32 ' - 7 " 25 ' - 0 " 20 ' - 0 " 13'-6" 13'-0" 12'-0" 12'-11" 13'-2" 3R D S T R E E T LA REINA STREET 138'-10"30'-0" TO C.L. P1 B P3 P2 B P4P1 A P3 P2 A P4 P5 A P5 A P5 B P5 B P5 A P6 P5 A P5 A P5 B P5 B P5 A P6 P1 B P3 P2 B P4 P1 A P3 P2 A P4 25 ' - 0 " 20 ' - 0 " 8' - 0 " TO S I N G L E ST O R Y PO R C H 10'-4 1/2" 21 ' - 4 " 21 ' - 4 " 8'-0" 8'-0" 27 ' - 7 1 / 2 " TO O . H . 13'-8" 12'-5" 11'-2" B L D G - 2 B L D G - 3 B L D G - 4 8' X 1 0 ' TR A N S F O R M E R P A D 8' - 2 " 8' - 0 " TO S I N G L E ST O R Y PO R C H 18 ' - 6 " TO L I V I N G 13 ' - 8 " TO L I V I N G 13 ' - 2 " TO 2- S T O R Y PO R C H / B A L C O N Y 18 ' - 6 " TO L I V I N G 13 ' - 1 0 " TO L I V I N G 22 ' - 4 " TO O . H . 22 ' - 4 " TO O . H . 22 ' - 4 " TO O . H . 22 ' - 4 " TO O . H . 4' - 0 " C O M M O N WA L K W A Y 6' - 4 1 / 2 " P4 U N I T 2 4 & 2 5 PA T I O 99 S Q . F T . 15'-6" 22'-0" P5 PATIO226 SQ. FT. 20'-11" P5 PATIO195 SQ. FT.P5 PATIO183 SQ. FT.P5 PATIO197 SQ. FT. 18'-0"18'-0"18'-0"18'-0"11 ' - 6 " 10 ' - 0 " P3 P O R C H 24 8 S Q . F T . 27 ' - 1 0 " P4 U N I T 4 & 5 PA T I O 15 9 S Q . F T . 10 ' - 3 " 15'-7" 10'-5" 9' - 7 " 6'-5"6'-5" P2 A & P 2 B P O R C H 85 S Q . F T . P4 P O R C H 60 S Q . F T . 7' - 3 1 / 2 " P5 PATIO183 SQ. FT. P1 A / P 1 B - G R O S S S F 1S T F L O O R 13 8 S Q . F T . 2N D F L O O R 59 7 S Q . F T . 3R D F L O O R 60 7 S Q . F T . TO T A L L I V I N G 13 4 3 S Q . F T . GA R A G E 52 1 S Q . F T . DE C K 66 S Q . F T . P3 - G R O S S S F 1S T F L O O R 19 6 S Q . F T . 2N D F L O O R 67 3 S Q . F T . 3R D F L O O R 74 0 S Q . F T . TO T A L L I V I N G 16 1 0 S Q . F T . GA R A G E 50 4 S Q . F T . PO R C H 24 8 S Q . F T . DE C K 18 8 S Q . F T . P2 B - G R O S S S F 1S T F L O O R 17 0 S Q . F T . 2N D F L O O R 72 3 S Q . F T . 3R D F L O O R 69 3 S Q . F T . TO T A L L I V I N G 15 8 6 S Q . F T . GA R A G E 47 7 S Q . F T . PO R C H 85 S Q . F T . DE C K 95 S Q . F T . P2 A - G R O S S S F 1S T F L O O R 17 0 S Q . F T . 2N D F L O O R 72 3 S Q . F T . 3R D F L O O R 68 2 S Q . F T . TO T A L L I V I N G 15 7 5 S Q . F T . GA R A G E 47 7 S Q . F T . PO R C H 85 S Q . F T . DE C K 95 S Q . F T . P4 - G R O S S S F 1S T F L O O R 39 3 S Q . F T . 2N D F L O O R 72 3 S Q . F T . 3R D F L O O R 68 2 S Q . F T . TO T A L L I V I N G 17 9 8 S Q . F T . GA R A G E 45 2 S Q . F T . PO R C H 60 S Q . F T . DE C K 77 S Q . F T . P6 - G R O S S S F 1S T F L O O R 38 5 S Q . F T . 2N D F L O O R 77 0 S Q . F T . 3R D F L O O R 74 6 S Q . F T . TO T A L L I V I N G 19 0 1 S Q . F T . GA R A G E 48 7 S Q . F T . DE C K 95 S Q . F T . P5 A - G R O S S S F 1S T F L O O R 32 4 S Q . F T . 2N D F L O O R 80 8 S Q . F T . 3R D F L O O R 73 4 S Q . F T . TO T A L L I V I N G 18 6 6 S Q . F T . GA R A G E 50 8 S Q . F T . DE C K 36 S Q . F T . PR O J E C T S U M M A R Y AD D R E S S 81 5 0 T H I R D S T R E E T SI T E A R E A 42 , 9 5 0 S F ( . 9 8 A C R E S ) ZO N E DO W N T O W N D O W N E Y S P E C I F I C P L A N - DO W N T O W N R E S I D E N T I A L D I S T R I C T DO W N T O W N S P E C I F I C P L A N R E Q U I R M E N T S HE I G H T A L L O W E D 4 S T O R I E S / 5 0 F T . F. A . R . 1. 5 ( . 5 M A X C O M M E R C I A L ) DE N S I T Y 8- 4 0 D U / A C LO T C O V E R A G E 60 % ( R E S I D E N T I A L - O N L Y P R O J E C T S ) 20 , 0 0 0 S F M A X G R O U N D F L O O R SE T B A C K S 8' M I N ( R E S I D E N T A L - O N L Y P R O J E C T S ) RE Q U I R E D P A R K I N G RE S I D E N T 1. 7 S P A C E S / U N I T ( G A R A G E ) GU E S T 0. 0 S P A C E S / U N I T PA R K I N G P R O V I D E D 2 S P A C E S / U N I T ( G A R A G E S ) SI T E S U M M A R Y UN I T S P R O P O S E D PL A N 1 A ( 2 B D / 2 . 5 B A ) 2 U N I T S PL A N 1 B ( 2 B D / 2 . 5 B A ) 2 PL A N 2 A ( 3 B D / 3 B A ) 2 PL A N 2 B ( 3 B D / 3 B A ) 2 PL A N 3 ( 3 B D / 2 . 5 B A ) 4 PL A N 4 ( 4 B D / 3 . 5 B A ) 4 PL A N 5 A ( 4 B D / 4 B A ) 6 PL A N 5 B ( 4 B D / 4 B A ) 4 PL A N 6 ( 4 B D / 3 . 5 B A ) 2 TO T A L 28 U N I T S BU I L D I N G F O O T P R I N T BU I L D I N G 1 64 6 5 S Q . F T . BU I L D I N G 2 50 3 6 S Q . F T . BU I L D I N G 3 50 3 6 S Q . F T . BU I L D I N G 4 64 6 5 S Q . F T . TO T A L 28 U N I T S DE N S I T Y 27 . 6 D U / A C R E S LO T C O V E R A G E 52 % P5 B - G R O S S S F 1S T F L O O R 32 4 S Q . F T . 2N D F L O O R 76 6 S Q . F T . 3R D F L O O R 76 1 S Q . F T . TO T A L L I V I N G 18 5 1 S Q . F T . GA R A G E 50 8 S Q . F T . DE C K 69 S Q . F T . SC A L E : 1 " = 1 0 ' CO N C E P T U A L S I T E P L A N A1 . 0 DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 Ap r . 2 6 , 2 0 1 6 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T K T G Y # 2 0 1 5 - 0 7 9 6 1S T P L A N N I N G D E P T . S U B M I T T A L Agenda Page 29 16 ' - 0 " 12 ' - 0 " 1' - 0 " 29 ' - 0 " 1'-6"3'-2"19'-10"28'-2"1'-0"4'-8" 58'-4" 7' - 0 " 22 ' - 0 " 29 ' - 0 " PL A N 3 2- C A R T A N D E M 10 ' - 5 " x 4 1 ' - 4 " PL A N 1 2- C A R T A N D E M 10 ' - 5 " x 4 0 ' - 1 0 " PL A N 3 EN T R Y PL A N 1 EN T R Y 17R UP 17 R UP W/ H T R TR UT I L . PA N T R Y KI T C H E N / D I N I N G 20 ' - 4 " x 1 4 ' - 1 0 " PA N T R Y RE F E R LI V I N G 13 ' - 8 " x 1 2 ' - 6 " PO W D E R 5' - 0 " x 5 ' - 0 " PL A N 3 PL A N 1 KI T C H E N 12 ' - 6 " x 9 ' - 4 " DI N I N G 12 ' - 1 0 " x 9 ' - 4 " LI V I N G 14 ' - 6 " x 1 3 ' - 4 " PO W D E R 5' - 0 " x 5 ' - 0 " DE C K 12 ' - 1 0 " x 5 ' - 2 " DE C K 4' - 8 " x 1 2 ' - 6 " 17 ' - 0 " 11 ' - 0 " 1' - 0 " 29 ' - 0 " 10 ' - 8 " 12 ' - 8 " 4' - 8 " 28 ' - 0 " 3'-0"1'-0"28'-2"10'-8"12'-4"1'-6" 53'-8" 17 R UP 17R UP 17 R UP LI N E N MA S T E R B E D 11 ' - 8 " x 1 2 ' - 4 " BE D 2 10 ' - 0 " x 1 1 ' - 0 " BE D 3 10 ' - 0 " x 1 1 ' - 4 " MA S T E R BA T H 5' - 0 " x 1 2 ' - 4 " BA T H 2 5' - 5 " x 1 1 ' - 0 " W. I . C . MA S T E R B E D 14 ' - 8 " x 1 1 ' - 6 " BE D 2 10 ' - 0 " x 1 3 ' - 4 " MA S T E R BA T H 11 ' - 4 " x 8 ' - 2 " W. I . C . LA U N D R Y LA U N D R Y LI N E N 17 ' - 0 " 11 ' - 0 " 1' - 0 " 28 ' - 0 " 1'-6"23'-0"2"28'-0"1'-0" 52'-8" 28 ' - 0 " PL A N 3 PL A N 1 17 R UP 17 R UP P3 - G R O S S S F 1S T F L O O R 19 6 S Q . F T . 2N D F L O O R 67 3 S Q . F T . 3R D F L O O R 74 0 S Q . F T . TO T A L L I V I N G 16 1 0 S Q . F T . GA R A G E 50 4 S Q . F T . PO R C H 24 8 S Q . F T . DE C K 18 8 S Q . F T . P1 A / P 1 B - G R O S S S F 1S T F L O O R 13 8 S Q . F T . 2N D F L O O R 59 7 S Q . F T . 3R D F L O O R 60 7 S Q . F T . TO T A L L I V I N G 13 4 3 S Q . F T . GA R A G E 52 1 S Q . F T . DE C K 66 S Q . F T . DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 PL A N 1 A + P L A N 3 F L O O R P L A N S Sc a l e 0 2 4 8 A2 . 0 FI R S T F L O O R SE C O N D F L O O R TH I R D F L O O R Agenda Page 30 W/ H T R TR PL A N 3 2- C A R T A N D E M 10 ' - 5 " x 4 1 ' - 4 " PL A N 1 2- C A R T A N D E M 10 ' - 5 " x 4 0 ' - 1 0 " PL A N 3 EN T R Y UT I L . UT I L . 12 ' - 0 " 1' - 0 " 29 ' - 0 " 3'-2"19'-10"28'-2"1'-0"4'-8" 58'-4" 7' - 0 " 22 ' - 0 " 29 ' - 0 " DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 PL A N 1 B A L T . F L O O R P L A N S Sc a l e 0 2 4 8 A2 . 0 . 1 FI R S T F L O O R A L T E R N A T E Agenda Page 31 P4 - G R O S S S F 1S T F L O O R 39 3 S Q . F T . 2N D F L O O R 72 3 S Q . F T . 3R D F L O O R 68 2 S Q . F T . TO T A L L I V I N G 17 9 8 S Q . F T . GA R A G E 45 2 S Q . F T . PO R C H 60 S Q . F T . DE C K 77 S Q . F T . P2 A - G R O S S S F 1S T F L O O R 17 0 S Q . F T . 2N D F L O O R 72 3 S Q . F T . 3R D F L O O R 68 2 S Q . F T . TO T A L L I V I N G 15 7 5 S Q . F T . GA R A G E 47 7 S Q . F T . PO R C H 85 S Q . F T . DE C K 95 S Q . F T . LI V I N G 15 ' - 4 " x 1 2 ' - 1 1 " DI N I N G 11 ' - 8 " x 8 ' - 6 " KI T C H E N 11 ' - 8 " x 1 0 ' - 5 " DE C K 15 ' - 4 " x 5 ' - 4 " BE D 3 10 ' - 0 " x 1 0 ' - 0 " BA T H 3 5' - 0 " x 8 ' - 0 " LI N E N LI N E N LI V I N G 15 ' - 4 " x 1 2 ' - 1 1 " DI N I N G 11 ' - 8 " x 8 ' - 6 " KI T C H E N 11 ' - 8 " x 1 0 ' - 5 " DE C K 15 ' - 4 " x 5 ' - 4 " BE D 3 10 ' - 0 " x 1 0 ' - 0 " BA T H 3 5' - 0 " x 8 ' - 0 " LI N E N LI N E N 16 ' - 0 " 2" 16 ' - 0 " 32 ' - 2 " 4'-10"45'-2" 50'-0" 16 ' - 0 " 2" 16 ' - 0 " 32 ' - 2 " 17R UP 17R UP 17R DN 17R DN W/ H W/ H T R T R PL A N 2 2- C A R T A N D E M 10 ' - 4 " x 4 0 ' - 0 " PL A N 4 2- C A R G A R A G E 20 ' - 4 " x 2 0 ' - 0 " BE D 4 10 ' - 2 " x 1 1 ' - 0 " BA T H 4 8' - 0 " x 5 ' - 1 " PL A N 4 EN T R Y PL A N 2 EN T R Y 11 ' - 0 " PL A N 2 2" 21 ' - 0 " PL A N 3 32 ' - 2 " 46'-8"1'-8"1'-8" 50'-0" 16 ' - 0 " PL A N 2 2" 16 ' - 0 " PL A N 4 32 ' - 2 " 17R UP 17R UP 50'-6" BE D 2 10 ' - 0 " x 1 0 ' - 6 " BA T H 2 5' - 0 " x 7 ' - 8 " MA S T E R B E D 15 ' - 4 " x 1 1 ' - 1 0 " W. I . C . W. I . C . MA S T E R B A T H 8' - 4 " x 9 ' - 2 " LA U N D R Y BE D 2 10 ' - 0 " x 1 0 ' - 6 " BA T H 2 5' - 0 " x 7 ' - 8 " MA S T E R B E D 15 ' - 4 " x 1 1 ' - 1 0 " W. I . C . W. I . C . MA S T E R BA T H 8' - 0 " x 1 0 ' - 2 " LA U N D R Y LI N E N 16 ' - 0 " 2" 16 ' - 0 " 32 ' - 2 " 16 ' - 0 " 2" 16 ' - 0 " 32 ' - 2 " 4'-10"45'-2" 50'-0" 17R DN 17R DN DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 PL A N 2 A + P L A N 4 F L O O R P L A N S Sc a l e 0 2 4 8 A2 . 1 FI R S T F L O O R SE C O N D F L O O R TH I R D F L O O R Agenda Page 32 BE D 2 10 ' - 0 " x 1 0 ' - 6 " BA T H 2 5' - 0 " x 7 ' - 8 " LI N E N MA S T E R B E D 15 ' - 4 " x 1 1 ' - 1 0 " W. I . C . W. I . C . MA S T E R B A T H 8' - 4 " x 9 ' - 2 " LA U N D R Y LI N E N 16 ' - 0 " 16 ' - 0 " 4'-10"45'-2" 50'-0" 17R DN MA S T E R B A T H 8' - 4 " x 9 ' - 2 " P2 B - G R O S S S F 1S T F L O O R 17 0 S Q . F T . 2N D F L O O R 72 3 S Q . F T . 3R D F L O O R 69 3 S Q . F T . TO T A L L I V I N G 15 8 6 S Q . F T . GA R A G E 47 7 S Q . F T . PO R C H 85 S Q . F T . DE C K 95 S Q . F T . DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 PL A N 2 B A L T . T H I R D F L O O R Sc a l e 0 2 4 8 A2 . 1 . 1 TH I R D F L O O R Agenda Page 33 UP DN . 21 ' - 0 " 21 ' - 0 " DI N I N G R O O M 13 ' - 6 " x 9 ' - 2 " PO W D E R 6' - 4 " x 5 ' - 0 " LI V I N G R O O M 14 ' - 8 " x 1 1 ' - 5 " KI T C H E N 20 ' - 4 " x 1 2 ' - 1 " 38'-6" 38'-6" PA N T R Y TW O C A R GA R A G E 20 ' - 4 " x 2 0 ' - 0 " 21 ' - 0 " 38'-6" 40'-0" 38'-4" BE D R O O M 4 11 ' - 4 " x 9 ' - 6 " ST O R A G E 16 8 C U B I C F T . EN T R Y 16 R UP TR 21 ' - 0 " 1'-8" 21 ' - 0 " 42'-0" 11 ' - 4 " 9' - 8 " 21 ' - 0 " 39'-6" 10 ' - 2 " 3'-6" 10 ' - 6 " BE D R O O M 3 10 ' - 0 " x 1 1 ' - 4 " BE D R O O M 2 10 ' - 0 " x 1 1 ' - 4 " LA U N . 3' - 4 " x 3 ' - 0 " BA T H 2 8' - 2 " x 5 ' - 0 " MA S T E R BE D R O O M 11 ' - 1 0 " x 1 3 ' - 1 1 " W. I . C . 4' - 4 " x 1 0 ' - 1 " M. B A T H 8' - 2 " x 9 ' - 3 " DN . 4" P5 A - G R O S S S F 1S T F L O O R 32 4 S Q . F T . 2N D F L O O R 80 8 S Q . F T . 3R D F L O O R 73 4 S Q . F T . TO T A L L I V I N G 18 6 6 S Q . F T . GA R A G E 50 8 S Q . F T . DE C K 36 S Q . F T . DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 0 2 4 8 PL A N 5 A F L O O R P L A N S A2 . 2 FI R S T F L O O R SE C O N D F L O O R TH I R D F L O O R Sc a l e 0 2 4 8 Agenda Page 34 UP DN . 21 ' - 0 " 21 ' - 0 " 10 ' - 1 0 " 10 ' - 2 " 2'-6" DI N I N G R O O M 13 ' - 6 " x 9 ' - 2 " PO W D E R 6' - 4 " x 5 ' - 0 " LI V I N G R O O M 14 ' - 8 " x 1 1 ' - 5 " KI T C H E N 20 ' - 4 " x 1 2 ' - 1 " 41'-0" DE C K 10 ' - 2 " x 6 ' - 0 " 41'-0" 38'-6" PA N T R Y TW O C A R GA R A G E 20 ' - 4 " x 2 0 ' - 0 " 21 ' - 0 " 40'-0" 40'-0" 38'-6" BE D R O O M 4 11 ' - 4 " x 9 ' - 6 " ST O R A G E 16 8 C U B I C F T . EN T R Y 16 R UP TR 21 ' - 0 " 1'-6" 21 ' - 0 " 41'-0" 9' - 8 " 21 ' - 0 " 39'-6" 11 ' - 4 " 10 ' - 1 0 " 10 ' - 2 " 2'-6" BE D R O O M 3 10 ' - 0 " x 1 1 ' - 4 " BE D R O O M 2 10 ' - 0 " x 1 1 ' - 4 " LA U N . 3' - 4 " x 3 ' - 0 " BA T H 2 8' - 2 " x 5 ' - 0 " MA S T E R BE D R O O M 11 ' - 1 0 " x 1 3 ' - 1 1 " W. I . C . 4' - 4 " x 1 0 ' - 1 " M. B A T H 8' - 2 " x 9 ' - 3 " DN . 1'-0" P5 B - G R O S S S F 1S T F L O O R 32 4 S Q . F T . 2N D F L O O R 76 6 S Q . F T . 3R D F L O O R 76 1 S Q . F T . TO T A L L I V I N G 18 5 1 S Q . F T . GA R A G E 50 8 S Q . F T . DE C K 69 S Q . F T . DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 PL A N 5 B A L T . F L O O R P L A N S A2 . 2 . 1 FI R S T F L O O R SE C O N D F L O O R TH I R D F L O O R Sc a l e 0 2 4 8 Agenda Page 35 P6 - G R O S S S F 1S T F L O O R 38 5 S Q . F T . 2N D F L O O R 77 0 S Q . F T . 3R D F L O O R 74 6 S Q . F T . TO T A L L I V I N G 19 0 1 S Q . F T . GA R A G E 48 7 S Q . F T . DE C K 95 S Q . F T . ST O R A G E AD D ' L 5 0 C U B I C F T . LI V I N G RO O M 14 ' - 4 " x 1 7 ' - 1 1 " PO W D E R 5' - 6 " x 6 ' - 2 " LA U N . 3' - 4 " x 3 ' - 6 " EA T I N K I T C H E N 16 ' - 2 " x 1 4 ' - 1 1 " 21 ' - 0 " 39'-6" 17R DN 17 R UP OP T I O N A L IS L A N D DE C K 7' - 4 " x 1 0 ' - 6 " TR 21 ' - 0 " 39'-6" 4' - 0 " BE D R O O M 3 10 ' - 0 " x 1 1 ' - 8 " BE D R O O M 2 10 ' - 0 " x 1 1 ' - 8 " BA T H 2 8' - 2 " x 5 ' - 2 " W. I . C . 8' - 2 " x 6 ' - 4 " MA S T E R BE D R O O M 11 ' - 6 " x 1 4 ' - 1 1 " MA S T E R BA T H 8' - 4 " x 1 1 ' - 0 " 21 ' - 0 " 38'-6" 17 R DN DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 PL A N 6 F L O O R P L A N S Sc a l e 0 2 4 8 A2 . 3 FI R S T F L O O R SE C O N D F L O O R TH I R D F L O O R Agenda Page 36 G R O S S S F 1S T F L O O R 50 7 1 S Q . F T . 2N D F L O O R 49 3 8 S Q . F T . 3R D F L O O R 50 9 3 S Q . F T . TO T A L L I V I N G 15 1 0 2 S Q . F T . TR 16 RUP TR 16 R UP TR 16 R UP TR 16 R UP TR 16 R UP TR 12 6 ' - 1 0 " 21 ' - 0 " PL A N 6 21 ' - 0 " PL A N 5 21 ' - 0 " PL A N 5 21 ' - 0 " PL A N 5 21 ' - 0 " PL A N 5 21 ' - 0 " PL A N 5 38'-6" UP DN . UP DN . UP DN . UP DN . UP DN . DN . DN . DN . DN . DN . 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" RI D G E RIDGE RIDGERIDGE VALLEYVA L L E Y VAL L E Y V A L L E Y FI N I A L FI N I A L 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" 4:12 4:124:12 4:12 4:124:12 3. 2 5 : 1 2 3. 2 5 : 1 2 DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 6- P L E X B L D G P L A N S Sc a l e 0 2 4 8 A2 . 4 FI R S T F L O O R SE C O N D F L O O R TH I R D F L O O R RO O F P L A N Agenda Page 37 G R O S S S F 1S T F L O O R 64 7 5 S Q . F T . 2N D F L O O R 62 2 7 S Q . F T . 3R D F L O O R 58 4 5 S Q . F T . TO T A L L I V I N G 18 5 4 7 S Q . F T . W/ H W/ H T R T R W/ H T R T R W/ H W/ H T R T R W/ H T R T R 12 2 ' - 1 0 " 29 ' - 0 " PL A N 3 16 ' - 0 " PL A N 2 16 ' - 0 " PL A N 4 16 ' - 0 " PL A N 4 16 ' - 0 " PL A N 2 29 ' - 0 " PL A N 3 51'-2" PA N T R Y PA N T R Y DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 8- P L E X B L D G P L A N S Sc a l e 0 2 4 8 A2 . 5 FI R S T F L O O R SE C O N D F L O O R Agenda Page 38 LI N E N LI N E N RIDGE RI D G E VA L L E Y VALL E Y RIDGE RIDGE VAL L E Y PITCH BREAK VALL E Y VA L L E Y V A L L E Y PITCH BREAK PI T C H B R E A K PI T C H B R E A K FI N I A L FI N I A L 3: 1 2 3: 1 2 4:12 4:124:12 4:124:12 4:12 2. 5 : 1 2 2. 5 : 1 2 3± : 1 2 3± : 1 2 DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 8- P L E X B L D G P L A N S Sc a l e 0 2 4 8 A2 . 6 TH I R D F L O O R RO O F P L A N Agenda Page 39 9'-1"9'-1"9'-1" 9'-1"9'-1"9'-1" ±37'-2" ±38'-0" DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 3R D S T R E E T CO N C E P T U A L S T R E E T E L E V A T I O N ST R E E T E L E V A T I O N S A3 . 0 Sc a l e 0 4 1 2 24 8 332 "= 1 ' - 0 " Agenda Page 40 DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 PE R S P E C T I V E A3 . 0 . 1 Agenda Page 41 9'-1"9'-1"9'-1" ±36'-8" MAX BUILDING HEIGHT 9'-1"9'-1"9'-1" ±36'-8" MAX BUILDING HEIGHT DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 BU I L D I N G 2 & 3 F R O N T E L E V A T I O N BU I L D I N G 2 L E F T E L E V A T I O N BU I L D I N G 2 R I G H T E L E V A T I O N 1 9 6- P L E X E L E V A T I O N S Sc a l e 0 4 8 16 A3 . 1 2 3 4 5 6 7 8 10 11 12 13 9 16 17 19 18 20 21 15 22 MA T E R I A L L E G E N D LO W P R O F I L E C O N C . T I L E R O O F I N G ST U C C O , L I G H T S A N D F I N I S H SC U L P T E D S I L L T R I M WR O U G H T I R O N R A I L I N G WI N D O W S DE C O R A T I V E E N T R Y D O O R BA Y W I N D O W W I T H P A I N T E D C O M P O S I T E T R I M DE C O R A T I V E E X T E R I O R L I G H T I N G SH A P E D E A V E S - S T U C C O F I N I S H SH A P E D C O R B E L S - S T U C C O F I N I S H RE C E S S E D S T U C C O ( G A B L E - E N D ) V E N T D E T A I L EX P O S E D F A U X R A F T E R T A I L S FR E N C H D O O R ST A M P E D M E T A L S E C T I O N A L G A R A G E D O O R SH A P E D C O R B E L ST U C C O T R I M - B A N D FI N I A L SH A P E D H O O D SC A L L O P E D S I L L WO O D P O S T RA I S E D M E T A L A D D R E S S N U M B E R S SC A L L O P E D A R C H E S 12345678910111213141516171819202122 6 21 BU I L D I N G 3 R I G H T E L E V A T I O N BU I L D I N G 3 L E F T E L E V A T I O N Agenda Page 42 ±37'-2" MAX BUILDING HEIGHT DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 BU I L D I N G 2 & 3 R E A R E L E V A T I O N 6- P L E X E L E V A T I O N S Sc a l e 0 4 8 16 A3 . 2 14 18 MA T E R I A L L E G E N D LO W P R O F I L E C O N C . T I L E R O O F I N G ST U C C O , L I G H T S A N D F I N I S H SC U L P T E D S I L L T R I M WR O U G H T I R O N R A I L I N G WI N D O W S DE C O R A T I V E E N T R Y D O O R BA Y W I N D O W W I T H P A I N T E D C O M P O S I T E T R I M DE C O R A T I V E E X T E R I O R L I G H T I N G SH A P E D E A V E S - S T U C C O F I N I S H SH A P E D C O R B E L S - S T U C C O F I N I S H RE C E S S E D S T U C C O ( G A B L E - E N D ) V E N T D E T A I L EX P O S E D F A U X R A F T E R T A I L S FR E N C H D O O R ST A M P E D M E T A L S E C T I O N A L G A R A G E D O O R SH A P E D C O R B E L ST U C C O T R I M - B A N D FI N I A L SH A P E D H O O D S C A L L O P E D S I L L WO O D P O S T RA I S E D M E T A L A D D R E S S N U M B E R S SC A L L O P E D A R C H E S 12345678910111213141516171819202122 Agenda Page 43 9'-1"9'-1"9'-1" ±37'-6" MAX BUILDING HEIGHT 9'-1"9'-1"9'-1" ±38'-0" MAX BUILDING HEIGHT 12 DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 BU I L D I N G 1 & 4 F R O N T E L E V A T I O N BU I L D I N G 1 L E F T E L E V A T I O N BU I L D I N G 1 R I G H T E L E V A T I O N 8- P L E X E L E V A T I O N S Sc a l e 0 4 8 16 A3 . 3 1 2 3 4 21 7 8 9 11 5 13 9 16 17 6 MA T E R I A L L E G E N D LO W P R O F I L E C O N C . T I L E R O O F I N G ST U C C O , L I G H T S A N D F I N I S H SC U L P T E D S I L L T R I M WR O U G H T I R O N R A I L I N G WI N D O W S DE C O R A T I V E E N T R Y D O O R BA Y W I N D O W W I T H P A I N T E D C O M P O S I T E T R I M DE C O R A T I V E E X T E R I O R L I G H T I N G SH A P E D E A V E S - S T U C C O F I N I S H SH A P E D C O R B E L S - S T U C C O F I N I S H RE C E S S E D S T U C C O ( G A B L E - E N D ) V E N T D E T A I L EX P O S E D F A U X R A F T E R T A I L S FR E N C H D O O R ST A M P E D M E T A L S E C T I O N A L G A R A G E D O O R SH A P E D C O R B E L ST U C C O T R I M - B A N D FI N I A L SH A P E D H O O D SC A L L O P E D S I L L WO O D P O S T RA I S E D M E T A L A D D R E S S N U M B E R S SC A L L O P E D A R C H E S DE C O R A T I V E F O A M C A P 1234567891011121314151617181920212223 23 15 BU I L D I N G 4 R I G H T E L E V A T I O N BU I L D I N G 4 L E F T E L E V A T I O N Agenda Page 44 ±38'-0" MAX BUILDING HEIGHT DO W N E Y , C A L I F O R N I A LA R E I N A & 3 R D K T G Y # 2 0 1 5 - 0 7 9 6 Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 ww w . o l s o n h o m e s . c o m Ar c h i t e c t u r e + P l a n n i n g 17 9 1 1 V o n K a r m a n A v e . Ir v i n e , C A 9 2 6 1 4 94 9 8 5 1 2 1 3 3 / k t g y . c o m De c . 0 8 , 2 0 1 5 Ja n . 2 6 , 2 0 1 6 1S T P L A N N I N G D E P T . S U B M I T T A L 2N D P L A N N I N G D E P T . S U B M I T T A L PL A N N I N G C O M M I S S I O N S E T Ap r i l 2 6 , 2 0 1 6 BU I L D I N G 1 & 4 R E A R E L E V A T I O N 8- P L E X E L E V A T I O N S Sc a l e 0 4 8 16 A3 . 4 14 10 16 MA T E R I A L L E G E N D LO W P R O F I L E C O N C . T I L E R O O F I N G ST U C C O , L I G H T S A N D F I N I S H SC U L P T E D S I L L T R I M WR O U G H T I R O N R A I L I N G WI N D O W S DE C O R A T I V E E N T R Y D O O R BA Y W I N D O W W I T H P A I N T E D C O M P O S I T E T R I M DE C O R A T I V E E X T E R I O R L I G H T I N G SH A P E D E A V E S - S T U C C O F I N I S H SH A P E D C O R B E L S - S T U C C O F I N I S H RE C E S S E D S T U C C O ( G A B L E - E N D ) V E N T D E T A I L EX P O S E D F A U X R A F T E R T A I L S FR E N C H D O O R ST A M P E D M E T A L S E C T I O N A L G A R A G E D O O R SH A P E D C O R B E L ST U C C O T R I M - B A N D FI N I A L SH A P E D H O O D SC A L L O P E D S I L L WO O D P O S T RA I S E D M E T A L A D D R E S S N U M B E R S SC A L L O P E D A R C H E S DE C O R A T I V E F O A M C A P 1234567891011121314151617181920212223 Agenda Page 45 La Reina & 3rd - Downey, CA The Olson Company Project No.: TOC32 Date: Apr. 19, 2016 3rd City Submittal Community courtyard plaza, see Enlargement Plan. R.O.W. per Civil Engineer. Property line. Proposed wall / pilaster / fence / gate (per Wall & Fence Plan). Proposed tree (per Planting Plan). Proposed pilaster (per Wall & Fence Plan). Natural colored concrete driveway, light top-cast finish and trowel joints. 4' Wide community natural colored concrete sidewalk with light top-cast finish and saw-cut joints. Enhanced concrete pavers at main vehicular entry driveways. Mailboxes (CBU, per local USPS specifications). New sidewalk, per Civil Engineer. Private patio with natural colored concrete paving (with light top-cast finish), builder installed and homeowner maintained. Common area landscape, builder installed and HOA maintained. 3' Wide natural colored concrete unit entry walk with light top-cast finish and saw-cut joints. Drive lane and paving surface, per Civil Engineer. Existing street curb to remain. Enhanced colored concrete paving with light top-cast finish and saw-cut joints. Private patio landscape edge, building installed and homeowner maintained. Concrete mow curb on edge of property line. Decorative pots on pedestals (stucco with precast concrete cap). Proposed transformer, to be screened with evergreen hedges. Proposed AC units, to be screened with evergreen hedges and planting, see Enlargement on Planting Plan. Project monument wall at corner. 11. 10. 5. 9. 8. 7. 6. 4. 3. 2. 1. LEGEND 12. 13. 14. 15. 16. 17. 18. L-1 Schematic Overall Landscape Plan 19. 20. 21. 32' Scale: 1/16" = 1'-0" 0 16'8' The use of unique succulents and grasses in mass groupings with a mix of flowering shrubs and groundcovers will be designed to complement the Spanish Style Architecture. The landscape palette will be comprised of over 80% drought tolerant and water wise plants, layered with varying heights to address the building scale, mass and pedestrian circulation. The objective is to provide an overall landscape design that could sustain itself even during long periods of drought. The overall landscape will be compliant with the City of Downey's Landscape Water Conservation Ordinance and local California water regulations (AB1881). LANDSCAPE CONCEPT STATEMENT: 22. 13 16 4 3 10 12 11 14 2 9 x 4 8 14 5 175 11 7 15 20 66 4 5 13 9 11 23 3 2 12 4 4 7 8 18 18 17 21 22 10 19 19 20 20 23. 2 23 Conceptual Elevation: Project Monument Wall (N.T.S.) Conceptual Image: Mailboxes 17 20 22 22 Ag e n d a P a g e 4 6 La Reina & 3rd - Downey, CA The Olson Company Project No.: TOC32 Date: Apr. 19, 2016 3rd City Submittal Schematic Courtyard Plaza Enlargement L-2 8' Scale: 1/4" = 1'-0" 0 4'2' 3RD STREET Conceptual Images: Pot on Pedestal Conceptual Image: Planter Seat Wall with Specimen Tree Pots on Pedestal (stucco with precast concrete cap). Cap color to match enhanced concrete paving color and finish. Decorative pots set at corners of paving. Raised planter / seat wall (stucco with precast concrete cap) and specimen tree. Enhanced concrete paving with light top-cast finish and saw-cut scoring. Ag e n d a P a g e 4 7 W/ H W/H W/H W/H W/H W/H W/ H W/H W/H W/H W/H W/H ADA ADA ADA CTV CTV MTR MTR SIGN MTR ED MT R ED SIGN ED S SS FF = PA D = 11 8 . 7 0 11 8 . 0 FF=PAD=118.70118.0 118.2118.90PAD=FF= FF=PAD=118.90118.2 118.2118.90PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.90118.2 FF = PA D = 1 1 8 . 0 11 8 . 7 0 118.70118.0PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 11 8 . 0 PA D = 11 8 . 7 0 FF = FF=PAD=118.70118.0 118.2118.90PAD=FF= 118.2118.90PAD=FF= 118.0118.70PAD=FF=FF=PAD=118.90118.2 FF=PAD=118.70118.0118.2118.90PAD=FF= 11 8 . 7 0 FF = PA D = 1 1 8 . 0 118.0118.70PAD=FF= 118.2118.90PAD=FF= FF=PAD=118.90118.2 FF=PAD=119.90118.2 PAD=118.2118.90FF= 9 10 11 12 13 1420 19 18 17 16 15 8 7 6 5 4 3 2 1 28 27 26 25 24 23 21 22 3RD STREET LA R E I N A D R I V E T 1 2 3 4 5 6 7 814 13 12 11 10 9 20 19 18 17 16 1521 22 23 26 27 28 24 25 Limit of Work Li m i t o f W o r k Li m i t o f W o r k ADA ADA ADA 6'-6" High stucco block pilaster (18" sq.) with flat stucco cap. (color to match architecture). 6'-0" High stucco block wall with flat stucco cap. (color to match architecture). 3'-6" High stucco block patio wall with 3-score precision cap. (color to match architecture). 3'-6" High T.S. metal patio gate (dark bronze color). ADA path of travel. LEGEND 6'-6" High stucco block pilaster (18" sq.) with flat stucco cap. (color to match architecture). 6'-0" High stucco block wall with flat stucco cap. (color to match architecture). 3'-6" High stucco block patio wall with flat stucco cap. (color to match architecture). 3'-6" High T.S. metal patio gate (dark bronze color). ADA path of travel. LEGEND La Reina & 3rd - Downey, CA The Olson Company Project No.: TOC32 Date: Apr. 19, 2016 3rd City Submittal L-3 Schematic Wall & Fence Plan 1 2 3 4 5 32' Scale: 1/16" = 1'-0" 0 16'8' 1 243Conceptual Images: Metal Patio Gates 4 5 ADA path of travel Ag e n d a P a g e 4 8 W/ H W/H W/H W/H W/H W/H W/ H W/H W/H W/H W/H W/H ADA ADA ADA CTV CTV MTR MTR SIGN MTR ED MT R ED SIGN ED S SS FF = PA D = 11 8 . 7 0 11 8 . 0 FF=PAD=118.70118.0 118.2118.90PAD=FF= FF=PAD=118.90118.2 118.2118.90PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.90118.2 FF = PA D = 1 1 8 . 0 11 8 . 7 0 118.70118.0PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 11 8 . 0 PA D = 11 8 . 7 0 FF = FF=PAD=118.70118.0 118.2118.90PAD=FF= 118.2118.90PAD=FF= 118.0118.70PAD=FF=FF=PAD=118.90118.2 FF=PAD=118.70118.0118.2118.90PAD=FF= 11 8 . 7 0 FF = PA D = 1 1 8 . 0 118.0118.70PAD=FF= 118.2118.90PAD=FF= FF=PAD=118.90118.2 FF=PAD=119.90118.2 PAD=118.2118.90FF= 9 10 11 12 13 1420 19 18 17 16 15 8 7 6 5 4 3 2 1 28 27 26 25 24 23 21 22 3RD STREET LA R E I N A D R I V E T 1 2 3 4 5 6 7 814 13 12 11 10 9 20 19 18 17 16 1521 22 23 26 27 28 24 25 Limit of Work Li m i t o f W o r k Li m i t o f W o r k ADA ADA ADA Lagerstroemia i. 'Natchez' (White Crape Myrtle) Olea europaea (Field-dug Olive) Type/Form Cupressus sempervirens (Italian Cypress) PLANTING LEGEND Symbol Flowering Vertical Specimen Tall Trunk Single Single Botanical Name (Common Name) Suggestions Single Single Size B&B 15 G 24" Box 15 G Magnolia g. 'Little Gem' (L.G. Magnolia) Juniperus c. 'Spartan' (Spartan Juniper) Qty. 3 24 11 12 Wucols (R3) Low Low Med Med Prosopis chilensis (Thornless Chilean Mesquite)Street Single24" Box8Low Eriobotrya deflexa (Bronze Loquot)Small Single24" Box14 Low Evergreen Magnolia g. 'Majestic Beauty' (Majestic Beauty Magnolia) TOTAL QTY=106 Single24" Box3MedFocal Low Podocarpus m. maki (Shrubby Yew Pine) Leptospermum 'Dark Shadows' Single15 G24Small Columnar MedColumnar Prunus 'Dream Catcher' (D.C. Flowering Cherry) Per City of Downey Std. (TBD)-Single24" Box7Parkway (12' Canopy) Geijera parviflora (Australian Willow) Melaleuca quinquenervia (Paperbark) FF=PAD=118.70118.0 La Reina & 3rd - Downey, CA The Olson Company Project No.: TOC32 Date: Apr. 19, 2016 3rd City Submittal NOTES: 1.All new landscaping shall have a fully automatic irrigation system. Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881). 2.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 3.Landscape lighting (landscape up-lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase. 4.All trees within 8' of hardscape to be installed with deep root barriers. 5.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. L-4 Schematic Planting Plan Rosmarinus officinalis 'Tuscan Blue' Trachelospermum jasminoides Rosemary Star Jasmine SHRUBS and GROUND COVER Agave sp.Agave Aloe sp.Aloe Bougainvillea sp.Bougainvillea Groundcover Lavandula stoechas Spanish Lavender Rosmarinus p. 'Huntington Carpet'Groundcover Rosemary Anigozanthos Kangaroo Paw Carex divulsa Berkeley Sedge Nassella pulchra Purple Needlegrass Muhlenbergia rigens Deer Grass Dymondia margaretaeSilver Carpet VINES & ESPALIERS Bougainvillea 'Red, Pink & White' Bougainvillea Macfadyena unguis-cati Cat's Claw Vine Pandorea jasminoides 'Lady Di' White Bower Vine Bougainvillea La Jolla La Jolla Bougainvillea Dasylirion longissimumMexican Grass Tree Berberis t. 'Atropurpurpea'Redleaf Japanese Barberry Buddleja sp.California Summer Lilac Heteromeles arbutifolia Toyon Cercis occidentalisWestern Redbud Baccharis pilularisCoyote Brush Ceanothus spp.California Lilacs Yucca Bright Star Bright Star Yucca Trachelospermum jasminoides Star Jasmine Juncus patens Juncus Agastache 'Summer Love' Summer Love Hyssop Echeveria sp.Echeveria Senecio m. 'Blue Chalk Sticks'No Common Name Nassella tenuissima Mexican Feather Grass Cordyline australis `Baueri`Baueri Dracaena Dianella spp.Flax Lily Dudleya spp.Butterfly Bush Ligustrum japonicum `Texanum`Wax Leaf Privet Salvia spp.Sage Westringia fruticosa Coast Rosemary Tecoma stans Yellow Bells Juniperus h. plumosa `Youngstown`Creeping Juniper 32' Scale: 1/16" = 1'-0" 0 16'8' PROJECT SECURITY THROUGH PLANTING & LIGHTING: 1.Public safety will be considered when finalizing Construction Documents - planting and site lighting. 2.Final planting plans to incorporate low planting and open tree canopies at common open space area entries to keep areas clear better visibility and improved public safety. 3.Final lighting plans to be coordinated with Electrical Engineer to further improve public safety through proper use of site lighting to keep open space areas well lit during evening hours. Kniphofia sp.Red Hot Poker TYPICAL AC SCREENING ENLARGEMENT SCALE: 1/8" = 1'-0" Medium shrub (1 & 5 Gal) Canopy tree, per plan Colulmnar tree, per plan Groundcover (Flats) Accent shrub or grass (5 & 15 Gal) Evergreen Hedge (15 Gal) AC Unit per Architect's Plans Transformer to be screened with Evergreen Hedges Ag e n d a P a g e 4 9 W/H W/H W/ H W/H W/ H W/H W/H W/H W/H W/H W/H W/H ADA ADA ADA CTV CTV MTR MTR SIGN MTR ED MT R ED SIGN ED S SS FF = PA D = 11 8 . 7 0 11 8 . 0 FF=PAD=118.70118.0 118.2118.90PAD=FF= FF=PAD=118.90118.2 118.2118.90PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.90118.2 FF = PA D = 1 1 8 . 0 11 8 . 7 0 118.70118.0PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 11 8 . 0 PA D = 11 8 . 7 0 FF = FF=PAD=118.70118.0 118.2118.90PAD=FF= 118.2118.90PAD=FF= 118.0118.70PAD=FF=FF=PAD=118.90118.2 FF=PAD=118.70118.0118.2118.90PAD=FF= 11 8 . 7 0 FF = PA D = 1 1 8 . 0 118.0118.70PAD=FF= 118.2118.90PAD=FF= FF=PAD=118.90118.2 FF=PAD=119.90118.2 PAD=118.2118.90FF= 9 10 11 12 13 1420 19 18 17 16 15 8 7 6 5 4 3 2 1 28 27 26 25 24 23 21 22 3RD STREET LA R E I N A D R I V E T 1 2 3 4 5 6 7 814 13 12 11 10 9 20 19 18 17 16 1521 22 23 26 27 28 24 25 Limit of Work Li m i t o f W o r k Li m i t o f W o r k ADA ADA ADA TrLighting TrLighting SYMBOLMANUFACTURER/MODEL/DESCRIPTION QTY DETAILMaterialFinish ElectricalLampWatts Color Temp Lens Ballast Optics/Glare Mounting Options Street Light Pole - Per City Standard 7 Cast Aluminum TBD 120VPer Elec. Eng.175Per Elec. Eng.Clear Per Elec. Eng.Pole TBD per City Std. Tree Down-light pendant - FX Luminaire VE - LED 8 Aluminum Alloy (BZ) Bronze Metallic 10 to 15 Volts3LED2W2900K (F) Frosted N/AN/A Hanging N/A Tree uplight, staked - Kichler model #16006BE27.9 Cast aluminum Textured Architectural Bronze12VLED6.52700K Warm WhitePer Elec. Eng.Radiax OpticStaked In-ground Flush Mounted (Uplight)- Kichler model #16034BBR27.3 BrassBronzed Brass 12VLED6.52700K Warm White35 degree beam spread In-Ground / Flush 35 Degree FL Well Low-voltage transformer - Kichler model #15PR75 AZT 2 Cast Aluminum Textured Architectural Bronze 75 WallTrLighting LIGHTING SCHEDULE Low-voltage transformer - Kichler model #15PR75 AZTTrLighting Tree Down-light pendant - FX Luminaire VE - LED Tree uplight, staked - Kichler model #16006BE27. In-ground Flush Mounted (Uplight)- Kichler model #16034BBR27. Tree Down-light pendant - FX Luminaire VE - LED Tree uplight, staked - Kichler model #16006BE27. Tree uplight, staked - Kichler model #16006BE27. In-ground Flush Mounted (Uplight)- Kichler model #16034BBR27. Low-voltage transformer - Kichler model #15PR75 AZTTrLighting La Reina & 3rd - Downey, CA The Olson Company Project No.: TOC32 Date: Apr. 19, 2016 3rd City Submittal L-5 Schematic Landscape Lighting Plan 32' Scale: 1/16" = 1'-0" 0 16'8' PROJECT SECURITY THROUGH PLANTING & LIGHTING: 1.Public safety will be considered when finalizing Construction Documents - planting and site lighting. 2.Final planting plans to incorporate low planting and open tree canopies at common open space area entries to keep areas clear better visibility and improved public safety. 3.Final lighting plans to be coordinated with Electrical Engineer to further improve public safety through proper use of site lighting to keep open space areas well lit during evening hours. Ag e n d a P a g e 5 0 W/H W/H W/ H W/H W/ H W/H W/H W/H W/H W/H W/H W/H ADA ADA ADA CTV CTV MTR MTR SIGN MTR ED MT R ED SIGN ED S SS FF = PA D = 11 8 . 7 0 11 8 . 0 FF=PAD=118.70118.0 118.2118.90PAD=FF= FF=PAD=118.90118.2 118.2118.90PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.70118.0 FF=PAD=118.90118.2 FF = PA D = 1 1 8 . 0 11 8 . 7 0 118.70118.0PAD=FF= 118.0118.70PAD=FF= FF=PAD=118.70118.0 11 8 . 0 PA D = 11 8 . 7 0 FF = FF=PAD=118.70118.0 118.2118.90PAD=FF= 118.2118.90PAD=FF= 118.0118.70PAD=FF=FF=PAD=118.90118.2 FF=PAD=118.70118.0118.2118.90PAD=FF= 11 8 . 7 0 FF = PA D = 1 1 8 . 0 118.0118.70PAD=FF= 118.2118.90PAD=FF= FF=PAD=118.90118.2 FF=PAD=119.90118.2 PAD=118.2118.90FF= 9 10 11 12 13 1420 19 18 17 16 15 8 7 6 5 4 3 2 1 28 27 26 25 24 23 21 22 3RD STREET LA R E I N A D R I V E T 1 2 3 4 5 6 7 814 13 12 11 10 9 20 19 18 17 16 1521 22 23 26 27 28 24 25 Limit of Work Li m i t o f W o r k Li m i t o f W o r k ADA ADA ADA SYMBOLNOTES QTYCOSTTOTAL TOTAL SOFTSCAPE (LANDSCAPE)8,088 sf SITE DEVELOPMENT La Reina & 3rd - Downey, CA The Olson Company Project No.: TOC32 Date: Apr. 19, 2016 3rd City Submittal L-6 Preliminary Softscape Area Exhibit 32' Scale: 1/16" = 1'-0" 0 16'8' Ag e n d a P a g e 5 1 Ag e n d a P a g e 5 2 Ag e n d a P a g e 5 3 Ag e n d a P a g e 5 4 SC A L E : 1 " = 2 0 ' - 0 " SI T E L I G H T I N G P H O T O M E T R Y P L A N St a t i s t i c s De s c r i p t i o n Sy m b o l A v g M a x M i n M a x / M i n A v g / M i n Ca l c Z o n e # 1 1 f c 1 f c 1 f c N / A N / A Ca l c Z o n e # 2 1 f c 2 f c 1 f c N / A N / A Ca l c Z o n e # 3 1 f c 2 f c 1 f c 2 . 0 : 1 1 . 0 : 1 Ca l c Z o n e # 4 1 f c 1 f c 1 f c N / A N / A Ca l c Z o n e # 5 1 f c 1 f c 1 f c N / A N / A Ca l c Z o n e # 6 1 f c 2 f c 1 f c N / A N / A Ca l c Z o n e # 7 1 f c 1 f c 1 f c N / A N / A Ca l c Z o n e # 8 1 f c 1 f c 1 f c 1 . 0 : 1 1 . 0 : 1 Ca l c Z o n e # 9 1 f c 1 f c 1 f c 1 . 0 : 1 1 . 0 : 1 Ca l c Z o n e # 1 0 1 f c 2 f c 1 f c N / A N / A Ca l c Z o n e # 1 1 1 f c 2 f c 1 f c N / A N / A Ca l c Z o n e # 1 2 1 f c 1 f c 1 f c N / A N / A Ca l c Z o n e # 1 3 1 f c 1 f c 1 f c N / A N / A Lu m i n a i r e S c h e d u l e Sy m b o l L a b e l Q T Y C a t a l o g N u m b e r De s c r i p t i o n La m p Nu m b e r La m p s Lu m e n s pe r L a m p LL F W a t t a g e 79 8 6 0 9 3 F S B Z MA X I M L I G H T I N G DR O V E R E E 1 - L I G H T O U T D O O R W A L L 1 1 6 5 0 0 . 9 5 2 6 26 W G U 2 4 WA L L S C O N C E L I G H T I N G F I X T U R E LA N T E R N MO D W E T L A N D S DR A I N CU R B FO R C E M A I N TR E A T M E N T ST O R M ST O R M TR E A T M E N T PK W Y DR A I N DR A I N CU R B CU R B DR A I N DR A I N CU R B CU R B DR A I N DR A I N CU R B DR A I N CU R B DR A I N PK W Y PU M P AD A AD A AD A CT V CT V MT R MT R SI G N MT R ED MTR ED SI G N ED 91011121314 20 19 18 17 16 15 8 7 6 5 4 3 2 1 28 27 26 25 24 23 2122 T R3 R3 R3 R3 R3 R3 R3 R3 R3 R3 THESE DRAWINGS AND THE INFORMATION CONTAINED ON THEM ARE THE SOLE PROPERTY OF ENERGY INSPECTORS. ANY USE OF THESE DOCUMENTS OR THE INFORMATION CONTAINED HEREIN, CAN ONLY BE USED WITH WRITTEN PERMISSION FROM ENERGY INSPECTORS. ENERGY INSPECTORS ASSUMES NO LIABILITY FOR THESE DRAWINGS OR INFORMATION CONTAINED HEREIN. DR A W N CH E C K E D DA T E SC A L E ST R U C T U R A L S R E C E I V E D SH E E T PL A N 95 0 B o a r d w a l k , S t e 3 0 1 Sa n M a r c o s , C A 9 2 0 7 8 76 0 - 7 6 1 - 3 6 9 5 (T ) 76 0 - 7 6 1 - 3 6 5 0 (F ) RE V I S I O N S AR C H I T E C U T R A L S R E C E I V E D NO . D A T E D E S C R I P T I O N BY It i s t h e c l i e n t s r e s p o n s i b i l i t y p r i o r t o o r d u r i n g c o n s t r u c t i o n t o n o t i f y in w r i t i n g o f a n y p e r c e i v e d e r r o r s o r o m i s s i o n s i n t h e p l a n s a n d sp e c i f i c a t i o n s o f w h i c h a c o n t r a c t o r t h o r o u g h l y k n o w l e d g e a b l e wit h b u i l d i n g c o d e s a n d m e t h o d s o f c o n s t r u c t i o n s h o u l d b e re a s o n a b l y b e a w a r e . W r i t t e n i n s t r u c t i o n s a d d r e s s i n g s u c h pe r c e i v e d e r r o r s o r o m i s s i o n s s h a l l b e r e c e i v e d p r i o r t o t h e clie n t o r c l i e n t ' s s u b c o n t r a c t o r s p r o c e e d w i t h t h e w o r k . T h e cli e n t w i l l b e r e s p o n s i b l e f o r a n y d e f e c t s i n c o n s t r u c t i o n if t h e s e p r o c e d u r e s a r e n o t f o l l o w e d . DE V E L O P E R CO N T A C T I N F O R M A T I O N PR O J E C T C O N T A C T : EM A I L : PR I N C I P A L : PR O J E C T D E S I G N E R : MIXED USE @ LA REINA AVE & 3RD 11011 LA REINA AVE. DOWNEY, CALIFORNIA Th e O l s o n C o m p a n y 30 1 0 O l d R a n c h P a r k w a y Su i t e 1 0 0 Se a l B e a c h , C a l i f o r n i a 9 0 7 4 0 AS N O T E D 01 . 2 8 . 1 5 01 . 2 1 . 1 5 NO T R C V D . ST A M P PR O J E C T N U M B E R : . Z:\DIVISION\CA-S\OLSON COMPANY (O1)\DOWNEY PHOTOMETRIC\LA REINA & 3RD\CA-PHOTOMETRY STUDY SET.DWG 4/27/2016 8:40 AM BY CRAIG BLUME BG EM BE N G A R C I A bg a r c i a @ e n e r g y i n s p e c t o r s . c o m LE E B U D D ED G A R M A L A B E D PH O T O M E T R Y P L A N SI T E L I G H T I N G EP . 0 1 - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - Agenda Page 55