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HomeMy WebLinkAbout3. PLN-15-00182 - 11215 LakewoodSTAFF REPORT PLANNING DIVISION DATE: JUNE 1, 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-15-00182 (SPECIFIC PLAN AMENDMENT, SITE PLAN REVIEW, TENTATIVE PARCEL MAP NO. 73819) – A REQUEST TO AMEND THE LAKEWOOD/FIRESTONE SPECIFIC PLAN, CONSTRUCT A NEW GROCERY STORE (ALDI), AND COMBINE 12 LOTS INTO A SINGLE PARCEL. LOCATION: 11215 LAKEWOOD BLVD ZONING: LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 91-2) REPORT SUMMARY ALDI is proposing to construct a new 18,557 square foot grocery store on a vacant 1.76-acre parcel that is near the corner of Lakewood Blvd and Firestone Blvd. As part of this request, ALDI is proposing to combine the 12 existing parcels into a single development site and amend the Lakewood/Firestone Specific Plan to allow grocery stores with ancillary alcohol sales and to reduce the landscape requirement along Lakewood Blvd. In addition to the entitlements, staff has reviewed the project for compliance with the California Environmental Quality Act (CEQA) and believes adoption of a Mitigated Negative Declaration is warranted for this request. 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 1) RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE AN AMENDMENT TO THE LAKEWOOD/FIRESTONE SPECIFIC PLAN; AND 2) APPROVING TENTATIVE PARCEL MAP NO. 73819 AND A SITE PLAN REVIEW (PLN-15-00182), THEREBY APPROVING THE CONSTRUCTION OF AN 18,557 SQUARE FOOT GROCERY STORE ON PROPERTY LOCATED AT 11215 LAKEWOOD BLVD., ZONED LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 91-2). BACKGROUND The subject site is a 1.76-acre rectangular-shaped parcel that is on the west side of Lakewood Blvd., south of Firestone Blvd. The project site is vacant, with asphalt concrete pavement in the Agenda Page 1 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 2 northern portion of the site and patches of grass throughout the rest of it. Fencing exists along all borders of the site, with two trees located along the western edge. Previous improvements on the site included a mix of residential and commercial structures. View of Site from Lakewood Blvd. The site has a General Plan Land Use Designation of General Commercial and is within the Lakewood/Firestone Specific Plan (SP 91-2). Specifically, the property consists of Sites 9, 10 and 11 of Subarea 3 of the Specific Plan. The Specific Plan serves at the zoning regulations and standards for all properties within the boundaries of the plan. Surrounding properties include a Citibank building fronting Firestone Blvd, which is located immediately north of the project site. West of the site, across Nash Ave. are 11 single-family residences, a restaurant, and an automotive body and paint showroom and garage. Immediately south of the site is the Union Pacific Railroad tracks (historically, the Southern Pacific Railroad), and farther south is the Coca-Cola Bottling Company plant. A Walgreens drugstore, Big Lots discount store, and Carl’s Jr. fast-food restaurant are located east of the project site, across Lakewood Boulevard. On September 9, 2015, the applicant submitted the applications to allow the project. This application was deemed incomplete due to missing information on the project plans on October 8, 2015. As part of the application review, staff initiated a peer review of the proposed architecture with ‘Studio One Eleven’. A detailed discussion of the peer review is contained later in this report. The remaining information needed to complete the application was submitted to the City on January 21, 2016. Accordingly, staff deemed the application complete on January 26, 2016. With the application deemed complete, staff initiated the environmental analysis of the proposed project. As a result of this process, the details of which are discussed later in this report, a Mitigated Negative Declaration of Environmental Impacts (MND) has been prepared. A Notice of Intent to adopt the MND was posted at the Los Angeles County Clerk on May 9, 2016. Agenda Page 2 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 3 In addition to the Notice of Intent, a notice of the pending public hearing was published in the Downey Patriot as a 1/8 th page ad and mailed to all property owners within 500’ of the subject site on May 12, 2016. DISCUSSION There are three aspects to the request: 1) amending the Lakewood/Firestone Specific Plan to allow the use; 2) obtaining approval of a Site Plan Review for the site improvements; and 3) Tentative Parcel Map No. 73819 to combine the 12 parcels into a single lot. Specific Plan Amendment Permitted uses and conditionally permitted uses allowed in the specific plan area are listed in Sections III-A (C)(1) and III-A (C)(2), respectively. In addition to the standard permitted and conditionally permitted uses, each subarea in the specific plan contains uses allowed in the specified subarea. For Subarea 3, these uses would typically be listed in Sections III-D (C)(1) and III-D (C)(2); however; the Planning Commission will note in Subarea 3, the additional uses only refer back to the standard use table. The applicant is proposing to amend Sections III-D (C)(1) to read as follows: 1. Permitted Uses a. Standard Permitted Uses, as listed in Section III-A of this Specific Plan b. Grocery Stores (over 15,000 square feet), including the incidental sale of alcoholic beverages for off-site consumption The specific plan contains a variety of retail uses including, but not limited to, department stores, appliance stores, apparel sales, and drug stores. It is staff’s opinion that addition of grocery stores will complement the existing permitted uses in the specific plan. Furthermore, staff believes that the sale of alcohol for off-site consumption is consistent with this use. In order to ensure that this amendment does not allow the establishment of convenience markets or liquor stores, staff is recommending 15,000 square feet as the minimum allowable size for grocery stores in the specific plan area. Section IV (D)(1) of the specific plan contains requirements for landscaping developments. Specifically, Section IV (D)(1)(a) requires a five (5) foot landscape planter along Lakewood Blvd. and requires all landscape planters to be bermed. The proposed amendment would read as follows: 1. Landscape Requirements a. Landscaped planters shall be provided adjacent to street property lines in the following widths. These areas shall be bermed and planted with trees, except adjacent to Nash Avenue. Developments on separate parcels shall use consistent species in their landscaped street setback planters. The widths indicated exclude vehicle overhand areas. Cecilia Street: fifteen (15) feet Firestone Blvd Subarea 5: ten (10) feet Other Subareas: five (5) feet Agenda Page 3 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 4 Lakewood Boulevard: five (5) feet Subarea 3: None Other Subareas: five (5) feet Nash Avenue: three (3) feet Woodruff Avenue: five (5) feet Landscape berms were originally conceived to enhance and provide interest to landscape areas. Additionally, they provided screening of vehicles parked on the site from the right-of- way. Unfortunately, landscape berms create additional water runoff, thus increase the need for landscape irrigation. This is counter-intuitive to the water conservation efforts communities are undertaking; consequently, the use of landscape berms has generally been eliminated. For this reason, staff is supportive of removing the landscape berm requirement. In addition eliminating the berm, the request will remove the requirement for the five-foot on-site landscape planter along Lakewood Blvd. in Subarea 3 of the specific plan. The proposed project includes an 18’ dedication on Lakewood Blvd. to accommodate a right-turn lane into the project site. Staff is supportive of the request because the dedication has limited available space for onsite landscaping. Site Plan Review The Site Plan Review is to allow the construction of the proposed grocery store and all of the site improvements. The applicant proposes to construct a single-story, 18,557 square-foot grocery store on the site. The grocery store will be branded as an ALDI store. While ALDI is new to the region, they were founded in Germany in 1961 and have had locations in the United States since 1976. Today, ALDI operates over 1,500 stores in 34 states. ALDI proposes to operate from 9:00 a.m. to 9:00 p.m., seven (7) days a week. They are anticipating that they will have 20 employees with 3-6 employees per shift. According to their website, ALDI offers: The no-frills grocery shopping experience focuses on customers first - delivering high quality food they’re proud to serve their family, responsive customer service, everyday low prices and a quick-and-easy shopping experience with only four to five aisles and all the essentials. We carry the most commonly purchased items and display them in their designed shipping boxes to help save time and resources to restock shelves. Shoppers will find more than 90 percent of the groceries we offer are under our ALDI exclusive brands, hand-selected by ALDI to ensure that our products meet or exceed the national brands on taste, quality and, of course, price. The proposed grocery store will be 18,557 square feet, which includes sales space, break room, office, restrooms, and storage/stock space. The building also includes a 1,213-square-foot exterior canopy, not included in the total building square footage. The building is located on the south side of the lot, adjacent to the railroad track. This location of the building is within the approved building envelope, as listed in the specific plan. A photovoltaic system will be provided on the roof of the building. Access to the site is from Lakewood Blvd. and from Nash Ave. In order to accommodate the traffic on Lakewood Blvd., the applicant is being required to provide a deceleration lane for southbound Lakewood Blvd. Additionally, radius curb returns are being provided on this driveway. On the north side of the building is an 80-space parking lot. Parking space size within the Lakewood/Firestone Specific Plan is 8½’ wide by 18’ deep. The applicant is proposing 9’ wide Agenda Page 4 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 5 by 18’ deep parking spaces. Unlike traditional grocery stores, space in the parking lot to accommodate cart corrals is not needed. Instead, ALDI utilizes a shopping cart rental system. With this system, all of the shopping carts are kept in a single corral next to the front door of the store and interlocked to each other. When a customer needs a shopping cart, they are required to insert a quarter into the cart, which releases it from the other carts. Upon completion of their shopping trip, customers return the cart to the corral and obtain a refund of their quarter. The loading dock is proposed on the west side of the building, adjacent to Nash Ave. This loading dock will allow for the quick unloading of merchandise from trucks delivering to the store. Additionally, the trash dumpsters will be located within the loading dock. To prevent noise impacts on the neighbors, conditions of approval are being recommended that require a seven-foot tall block wall be provided on the western side of the loading dock and trucks be prohibited from idling more than five minutes. Truck access will access the site via Lakewood Blvd, turn north on the western side of the parking lot and back into the loading dock. Upon completion of the delivery, the trucks will exit the side via Nash Ave to gain access to Firestone Blvd. Nash Ave. was originally designed as a residential street and never intended to accommodate the truck traffic. Accordingly, staff has recommended a condition of approval that requires the applicant to repave Nash Ave. for the truck traffic. Staff has reviewed the proposed store and has found that the development complies with all of the standards set forth in the specific plan. A summary of the development standards follows: Standard Requirement Proposed Lot Size 0.75-acre 1.76-acres FAR n/a 0.24 Height 3 stories/38’ 1 story/32’ Lot Coverage 30% 25.8% Landscaping 7,667 s.f. (10%) 12,526 s.f. (16%) Setbacks Lakewood Blvd. (east) 20’ 40.27’ Nash Ave. (west) 3’ 17.5’ South n/a 4.25’ North n/a 185’ Parking 75 spaces 80 spaces Nighttime site illumination will be through a combination of wall sconces on the building and parking lot lighting. The use of the wall sconces will not only provide site lighting, but will enrich the building architecture at night. To match the proposed architectural style (see below), staff is recommending a condition of approval that requires all parking lot lights to be attached to a square pole and head. Staff is also recommending a condition of approval that requires all exterior lights be LED. To ensure that the lights do not illuminate the adjoining properties or the right-of-way, the applicant has submitted a photometric plan. The photometric plan shows that no light spillage will occur. The applicant is proposing to utilize a modern architectural style on the building. This style places an emphasis of rectangular forms and utilizes horizontal and vertical lines. The use of modern materials, such as cement panels and steel canopies is also typically incorporated. In keeping with this style, the applicant is proposing the primary façade finish to be plaster walls that are painted beige. This will be highlighted with brown colored stacked stone along the base of the building and vertical blue fiber cement panels. The customer entry, which is northeast corner of the building, will be emphasized with additional height to give an entry tower Agenda Page 5 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 6 appearance. Finish materials will include grey and bright silver aluminum composite panels and metal canopies. The Lakewood/Firestone Specific Plan requires that a least 10% of the site be landscaped. Based on the 1.76-acre lot area, a minimum 7,667 square feet of landscaping shall be provided. The applicant is providing over 12,500 square feet of landscape area, which is located on the east and west sides of the building, and throughout the parking area. The proposed landscape palette includes three types of trees, a variety of shrubs, and one ground cover, all of which are considered drought tolerant plants. The proposed landscape palette is as follows: Name Size Number Tree Arbutus Standard (Arbutus x ‘Marina’) 24” box 15 Chinese Pistache (Pistacia chinensis) 24” box 12 Queen Palms (Syagrus romanzoffiana) 15’ BTH 3 Shrubs Spanish Lavender (Lavandula stoechas 'Otto Quast') 5 gal 317 Deer Grass (Muhlenbergia rigens) 5 gal 329 Ballerina Indian Hawthorn (Rhaphiolepis indica 'Ballerina') 5 gal 23 Indian Hawthorn (Rhaphiolepis indica 'Clara') 5 gal 152 Ground Cover California Lilac (Ceanothus griseus horizontalis ‘Diamond Heights’ 1 gal 639 In addition to the 10% landscape requirement, the specific plan also requires that there shall be a minimum of one tree for every 3,000 square feet of site area. However, it does not require tree sizes at time of planting. Taking into account the 1.76-acre site area, the applicant is required to plant a least 26 trees; whereas, they are proposing 30 trees. Agenda Page 6 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 7 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: • Aluminum panels were changed to avoid partial panel, • Introduction of second fiber cement panel was added, • Signs were reworked to be consistent with the architecture, • Queen palms were added, and • The wainscot stone was changed to be consistent with the architecture. 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. Tentative Parcel Map The existing site is comprised of twelve individual parcels. To combine the parcels into a single lot, the applicant is requesting approval of Tentative Parcel Map No. 73819. As part of the parcel map, the applicant will dedicate 18’ of land along the eastern boundary, which will accommodate the deceleration lane for southbound traffic on Lakewood Blvd. DEVELOPMENT REVIEW COMMITTEE On September 24, 2015, the proposed project was reviewed by the City’s Development Review Committee. During the meeting, the site layout and architectural style was discussed. It was determined that the project should go through the peer review process. Furthermore, Public Works indicated that dedication would be required along Lakewood Blvd. The Public Works Department further requested a traffic study to analyze the project for any potential impacts. All other departments incorporated standard conditions of approval. ENVIRONMENTAL ANALYSIS In accordance with the provisions of the California Environmental Quality Act (CEQA), an Initial Study for Environmental Impacts was prepared for the proposed project. To complete the environmental analysis, the City of Downey contracted with Dudek, an environmental and engineering firm. Dudek was selected because they have over 35 years of experience in preparing environmental documents. This includes working with in-fill projects, such as the project site, including others in the City of Downey. During this analysis, potential impacts from air quality, traffic, noise, and geology among others were reviewed. Upon completion of the initial study, it was found that the project could have a potential significant impact on cultural resources, hazards and hazardous material, noise, and traffic, unless these impacts are mitigated. A copy of the Mitigated Negative Declaration (MND) is attached to this report. There is a 21-day public comment period on the proposed MND, which started on May 12, 2016. The final day to comment will be at the public hearing on June 1, 2016. As of the date this report was printed, staff has not received any comments on the MND. Agenda Page 7 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 8 Cultural Resources Although the site was previously improved with a mix of residential and commercial uses, the cultural resource study could not rule out the potential for finding archaeological resources during grading operations on the site. This is primarily due to the proximity of the railroad to the site, which once served as both passenger and freight. The railroad was instrumental in the founding and initial building of Downey. Accordingly, the following mitigation measures are being recommended: MM-CR-1: A qualified archaeologist shall be present for all initial ground-disturbing activities associated with the project. The archaeological monitor shall be responsible for the identification of cultural resources that may be impacted by project activities. The monitor may stop ground-disturbing activities in order to assess any discoveries in the field. Archaeological monitoring may be discontinued when the depth of grading and soil conditions no longer retain the potential to contain cultural deposits. The archaeologist shall be responsible for determining the duration and frequency of monitoring. MM-CR-2: In the event that archaeological resources (sites, features, or artifacts) are exposed during construction activities for the proposed project, all construction work occurring within 100 feet of the find shall immediately stop until a qualified archaeologist, meeting the Secretary of the Interior’s Professional Qualification Standards, can evaluate the significance of the find and determine whether additional study is warranted. Depending upon the significance of the find under the California Environmental Quality Act (CEQA) (14 CCR 15064.5(f); California Public Resources Code Section 21082), the archaeologist may exhaust the data potential of the find through the process of field-level recordation and allow work to continue. If the discovery proves significant under CEQA, additional work such as preparation of an archaeological treatment plan, testing, or data recovery may be warranted. MM-CR-3: A qualified Native American monitor shall be present for all initial ground- disturbing activities associated with the project. The Native American monitor shall be responsible for the identification of tribal cultural resources that may be impacted by project activities. The Native American monitor may stop ground-disturbing activities in order to assess any discoveries in the field. Tribal monitoring may be discontinued when the depth of grading and soil conditions no longer retain the potential to contain cultural deposits. A qualified archaeologist will be retained to evaluate and appropriately treat any potentially significant discoveries. MM-CR-4: In the event that paleontological resources (fossil remains) are exposed during construction activities for the proposed project, all construction work occurring within 50 feet of the find shall immediately stop until a qualified paleontologist, as defined by the Society of Vertebrate Paleontology’s 2010 guidelines, can assess the nature and importance of the find. Depending on the significance of the find, the paleontologist may record the find and allow work to continue or recommend salvage and recovery of the resource. All recommendations will be made in accordance with the Society of Vertebrate Paleontology’s 2010 guidelines, and shall be subject to review and approval by the City of Downey. Work in the area of the find may only resume upon approval of a qualified paleontologist Hazards and Hazardous Material The primary concern is the oils, cleaning materials, and fuels used during construction. Although these materials are typically found at construction sites and the use and storage of Agenda Page 8 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 9 said materials is required to comply with existing regulations, staff felt that incorporating an additional mitigation measure would be prudent. MM-HAZ-1: A Site Mitigation Plan (SMP) shall be developed and implemented during all construction activities. The SMP would also include a hazardous substance management, handling, storage, disposal, and emergency response plan that establishes procedures for managing any hazardous substance releases on the project site. Hazardous materials spill kits would be maintained on site to effectively manage and clean any small accidental spills. In addition, the SMP would include strategies for identification and management of contaminated soil, if encountered during project development, and would outline mitigation measures if development activities result in an accidental release of contaminants. A project-specific Health and Safety Plan shall be prepared in accordance with the Occupational Safety and Health Administration standards, included in the SMP, and implemented during all construction-related activities. Copies of the SMP and Health and Safety Plan shall be maintained on site during demolition, excavation, and construction of the proposed project. All workers on the project site should be familiar with these documents. Noise Noise impacts were identified during the construction phase of the project and as a result of the operation of the loading dock. As a result, the following mitigation measures are being proposed: MM-NOISE-1: In order to reduce impacts related to heavy construction equipment moving and operating on site during project construction, grading, demolition, and paving prior to issuance of grading permits, the applicant shall ensure that the following procedures are followed: • All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers. • Construction noise reduction methods, such as shutting off idling equipment, maximizing the distance between construction equipment staging areas and occupied sensitive receptor areas, and using electric air compressors and similar power tools rather than diesel equipment, shall be used where feasible. • During construction, stationary construction equipment shall be placed so noise is directed away from or shielded from sensitive noise receptors where feasible. • During construction, stockpiling and vehicle staging areas shall be located as far as practicable from noise-sensitive receptors. • Construction shall be restricted to weekdays between the hours of 7:00 a.m. and 7:00 p.m. and Saturdays between the hours of 8:00 a.m. and 5:00 p.m. No construction shall occur on Sunday. Construction hours, allowable workdays, and the phone number of the job superintendent shall be clearly posted at all construction entrances to allow surrounding property owners and residents to contact the job superintendent. In the event the City receives a complaint, appropriate corrective actions shall be implemented, and a report of the action shall be provided to the reporting party. MM-NOISE-2: In order to reduce impacts related to deliveries, the applicant shall ensure that the following procedures are followed: • The applicant would be required to build and maintain a 7-foot masonry wall above finished grade on the west side of the project site. Agenda Page 9 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 10 • Signage shall be posted in the delivery dock area requiring that delivery trucks limit idling to 5 minutes or less; requesting that back up alarms be turned off, if possible; and requesting that truck drivers be courteous to neighbors. Traffic and Transportation According to the traffic study prepared for the project, the baseline traffic growth with the anticipated traffic generated by the project creates a negative impact on the intersection of Lakewood Blvd. and Firestone Blvd. It is anticipated that the Level of Service (LOS) at this intersection (with baseline and project) will drop from a LOS C to a LOS E in 2017. Notwithstanding this, the City of Downey is will be conducting an intersection improvement project that will allow the project plus ambient growth to maintain the LOS C at the intersection. Accordingly, the following mitigation measure is being proposed: MM-TR-1: The project applicant shall contribute its fair share (estimated at 14.54%) or appropriate share toward the improvement of the intersection of Lakewood Boulevard at Firestone Boulevard. The identified improvement is to add second left-turn lanes on the northbound and southbound approaches of Lakewood Boulevard. FINDINGS Specific Plan Amendment A. The proposed location of the development and proposed conditions under which it will be operated or maintained is consistent with the goals and polices embodied in the General Plan and other applicable plans and policies adopted by the Council. The boundaries of the Specific Plan are within the General Plan Land Use Designation of General Commercial. The intent of the land use designation is to provide commercial and service uses in the City that serve the broadest community and regional needs. This amendment will allow the construction of a grocery store with incidental alcohol sales. It is staff’s opinion that the proposed grocery store will meet the intent of the land use designation by providing additional grocery shopping opportunities for those who live and work in the area. Furthermore, General Plan Policy 1.1.4 states “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional shopping opportunities to those who live and work in the area. It is staff’s opinion that the grocery store will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Staff is of the further opinion the proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. For these reasons, staff believes the approval of this project is consistent with the goals, policies, programs, and land uses of all applicable elements of the General Plan. B. The proposed development is in accordance with the purposes and objectives of this article and the zone in which the site is located. The proposed amendment is to the Lakewood/Firestone Specific Plan, which is the underlying zoning for the area. An objective of the specific plan is to provide commercial retail uses that can serve those who live and work in the area. The specific plan is Agenda Page 10 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 11 further intended to guide the growth in the area in a manner that aesthetically enhances the streetscape. It is staff’s opinion that additional grocery shopping opportunities in the area can only serve as a benefit and encourage people to visit and shop in Downey. Furthermore, the proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties by enhancing the streetscape. C. The development will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to such a development, nor detrimental to properties or improvements in the vicinity or the general welfare of the City. The amendment to the Lakewood/Firestone Specific Plan is necessary and desirable for the continual development of the community. While the availability of fresh groceries is not rare within the area, there are limited options available to the residents who live in the vicinity. A review of the area has shown that only Ralph’s grocery is within one mile of the project site. In the near future, this will also include a Grocery Outlet and Walmart. The availability of fresh groceries is a critical factor in improving the public health and welfare. Moreover, staff is of the opinion that site has been properly arranged such that it will not create a detriment to the public health, safety, or welfare. D. The Specific Plan and resulting development will be consistent with the provisions of Article 8 of Chapter 3 of the California Government Code, commencing with Section 65450 as may be subsequently amended by the State. Article 8 of Chapter 3 of the California Government Code sets forth specific requirements and standards for the content and adoption of Specific Plans. This includes that the Specific Plan is consistent with the City’s General Plan. As noted in the first finding of this section, it is staff’s opinion that the proposed amendment to the Lakewood/Firestone Specific Plan is consistent with the General Plan. Tentative Parcel Map A. That the proposed map is consistent with the General Plan. The project has a General Plan Land Use Designation of General Commercial. The intent of the land use designation is to provide commercial and service uses in the City that serve the broadest community and regional needs. This amendment will allow the construction of a grocery store with incidental alcohol sales. It is staff’s opinion that the proposed grocery store will meet the intent of the land use designation by providing additional grocery shopping opportunities for those who live and work in the area. Furthermore, General Plan Policy 1.1.4 states “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional shopping opportunities to those who live and work in the area. It is staff’s opinion that the grocery store will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. A policy of the General Plan (Policy 8.2.2) seeks to “Promote the upgrading of properties.” Staff is of the further opinion the proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. For these reasons, staff believes the approval of this project is consistent with the goals, policies, programs, and land uses of all applicable elements of the General Plan. Agenda Page 11 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 12 B. That the site is physically suitable for the type and density of development. Tentative Parcel Map No. 73819 proposes to combine 12 parcels into a single 1.76-acre development site. The minimum lot size in the Lakewood/Firestone Specific Plan is 0.75-acres. Since the proposed map increases the lot size above the minimum required and the proposed development complies with all of the development standards set forth in the specific plan, staff is of the opinion that the site is physically suitable for the type and density of the development. C. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The project is necessary and desirable for the continual development of the community. While the availability of fresh groceries is not rare within the area, there are limited options available to the residents who live in the vicinity. A review of the area has shown that only Ralph’s grocery is within one mile of the project site. In the near future, this will also include a Grocery Outlet and Walmart. The availability of fresh groceries is a critical factor in improving the public health and welfare. Moreover, staff is of the opinion that site has been properly arranged such that it will not create a detriment to the public health, safety, or welfare. 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 overgrown weeds and ornamental landscaping. As part of the Mitigated Negative Declaration prepared for the project, impacts to biological resources were reviewed. No evidence of wildlife or their habitat exists on the site. 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. 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 project has a General Plan Land Use Designation of General Commercial. The intent of the land use designation is to provide commercial and service uses in the City Agenda Page 12 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 13 that serve the broadest community and regional needs. This amendment will allow the construction of a grocery store with incidental alcohol sales. It is staff’s opinion that the proposed grocery store will meet the intent of the land use designation by providing additional grocery shopping opportunities for those who live and work in the area. Furthermore, General Plan Policy 1.1.4 states “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional shopping opportunities to those who live and work in the area. It is staff’s opinion that the grocery store will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” Staff is of the further opinion the proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. For these reasons, staff believes the approval of this project is consistent with the goals, policies, programs, and land uses of all applicable elements of the General Plan. B. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. The proposed project is within the Lakewood/Firestone Specific Plan, which is the underlying zoning for the area. An objective of the specific plan is to provide commercial retail uses that can serve those who live and work in the area. It is further intended to guide the growth in the area in a manner that aesthetically enhances the streetscape. It is staff’s opinion that additional grocery shopping opportunities in the area can only serve as a benefit and encourage people to visit and shop in Downey. Furthermore, the proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. Finally, the project complies with all development standards set forth in the specific plan. 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 modern, which places an emphasis on the use of rectangular forms and utilizes horizontal and vertical lines. The site is currently vacant, with only a little asphalt left from previous improvements and overgrown vegetation. It is staff’s opinion that the proposed modern architecture and development of the site is an improvement over the existing vacant lot. Furthermore, the applicant is proposing to utilize a variety of landscaping that will give the site a pleasant visual appearance. It is staff’s opinion that the combination of the landscaping and architectural style will serve to enhance the site and the entire area. Staff further feels that the proposed architecture will integrate with the existing architecture of other buildings in the area. Agenda Page 13 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 14 D. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The primary vehicle access is from Lakewood Blvd., with a secondary access on Nash Ave. The design of the parking lot allows vehicles to progress through the site, in a forward manner only. Furthermore, it is staff’s opinion that the parking lot has been designed so that all vehicles traverse the parking lot without creating a hazard to pedestrians. E. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. In the City of Downey, there is a virtual plethora of architectural styles in the area. The proposed architectural style is modern, which places an emphasis on the use of rectangular forms and utilizes horizontal and vertical lines. 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 further 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 site is currently vacant, is surrounded by a chain link fence, and contains overgrown vegetation. The project improvement can only serve to upgrade the property appearance since it will eliminate the vacant lot, which is an eyesore and a negative impact on the adjoining residents. This project will result in an aesthetically pleasing streetscape (in lieu of the vacant lot) by creating a well-designed building with a complementary landscape palette. This development, in staff’s opinion, will promote the public health, safety, and welfare of those who work or reside in the area. G. The proposed development's site plan and its design features will include graffiti resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. As part of this project, staff is recommending several conditions of approval, which include the use of graffiti resistant materials in the construction of the building. Should any graffiti appear on the site, staff has recommended an additional condition of approval that the applicant have it removed within 48 hours of application. With these conditions, staff feels that the design features included will be in accordance with Section 4960 of the Municipal Code. Agenda Page 14 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 15 CORRESPONDENCE As of the date that this report was printed, staff received one comment letter from Ms. Sharon Newberg (attached). Ms. Newberg expresses concerns about impacts on the residents who live on McCahill St. CONCLUSION Based on the analysis contained within this report and the attached Mitigated Negative Declaration, staff is concluding that the proposed grocery store will enhance the streetscape and contribute to the growth of City. Furthermore, staff believes that the additional grocery store will provide a needed resource to those who live and work in the area. In reviewing the findings to approve the request, staff believes that they can all be made in a positive manner. As such, staff is recommending that the Planning Commission adopt a Mitigated Negative Declaration; and, approve the amendment to the Lakewood/Firestone Specific Plan, Tentative Parcel Map No. 73819, and Site Plan Review (PLN-15-00182), subject to the recommended conditions of approval. EXHIBITS A. Maps B. Draft Resolution C. Comment Letter D. Mitigated Negative Declaration E. Project Plans Agenda Page 15 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 16 MAPS Location Aerial Photograph Subject Site Agenda Page 16 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 17 Subareas of the Lakewood/Firestone Specific Plan Agenda Page 17 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 18 Zoning Subject Site Agenda Page 18 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY 1) RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE AN AMENDMENT TO THE LAKEWOOD/FIRESTONE SPECIFIC PLAN; AND 2) APPROVING TENTATIVE PARCEL MAP NO. 73819 AND A SITE PLAN REVIEW (PLN-15- 00182), THEREBY APPROVING THE CONSTRUCTION OF AN 18,557 SQUARE FOOT GROCERY STORE ON PROPERTY LOCATED AT 11215 LAKEWOOD BLVD., ZONED LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 91-2) 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 9, 2015, the applicant submitted a request to amend the Lakewood/Firestone Specific Plan, Tentative Parcel Map No. 73819, and a Site Plan Review, requesting to construct an 18,557 square foot ALDI grocery store on the project site. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On January 21, 2016, the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on January 26, 2016; and, C. In accordance with the requirements of the California Environmental Quality Act, a notice of the intent to adopt the Mitigated Negative Declaration was posted at the Los Angeles County Recorder’s Office on May 9, 2016; and, D. On May 12, 2016, notice of the pending application published in the Downey Patriot and an 1/8 th page ad and mailed to all property owners within 500' of the subject site; and, E. The Planning Commission held a duly noticed public hearing on June 1, 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 that after preparing an Initial Study in compliance with the requirements of the California Environmental Quality Act, which found that unless mitigated the project could have a significant environmental impact. As such the Initial Study/Mitigated Negative Declaration was circulated for public review from May 12, 2016 to June 1, 2016. Based on its own independent judgment that the facts stated in the initial study are true, the Planning Commission hereby recommends that the City Council of the City of Downey adopt a Mitigated Negative Declaration of Environmental Impacts. Mitigation measures have been included in the conditions of approval of this resolution. SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings regarding the amendment to the specific plan, the Planning Commission further finds, determines and declares that: Agenda Page 19 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 2 1. The proposed location of the development and proposed conditions under which it will be operated or maintained is consistent with the goals and polices embodied in the General Plan and other applicable plans and policies adopted by the Council. The boundaries of the Specific Plan are within the General Plan Land Use Designation of General Commercial. The intent of the land use designation is to provide commercial and service uses in the City that serve the broadest community and regional needs. This amendment will allow the construction of a grocery store with incidental alcohol sales. The proposed grocery store will meet the intent of the land use designation by providing additional grocery shopping opportunities for those who live and work in the area. Furthermore, General Plan Policy 1.1.4 states “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional shopping opportunities to those who live and work in the area. The grocery store will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” The proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. 2. The proposed development is in accordance with the purposes and objectives of this article and the zone in which the site is located. The proposed amendment is to the Lakewood/Firestone Specific Plan, which is the underlying zoning for the area. It is an objective of the specific plan to provide commercial retail uses that can serve those who live and work in the area. It is further intended to guide the growth in the area in a manner that aesthetically enhances the streetscape. Additional grocery shopping opportunities in the area can only serve as a benefit and encourage people to visit and shop in Downey. Furthermore, the proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but it will serve to upgrade all of the surrounding properties, by enhancing the streetscape. 3. The development will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to such a development, nor detrimental to properties or improvements in the vicinity or the general welfare of the City. The amendment to the Lakewood/Firestone Specific Plan is necessary and desirable for the continual development of the community. While the availability of fresh groceries is not rare within the area, there are limited options available to the residents who live in the vicinity. A review of the area has shown that only Ralph’s grocery is within one mile of the project site. In the near future, this will also include a Grocery Outlet and Walmart. The availability of fresh groceries is a critical factor in improving the public health and welfare. Moreover, the site has been properly arranged such that it will not create a detriment to the public health, safety, or welfare. 4. The Specific Plan and resulting development will be consistent with the provisions of Article 8 of Chapter 3 of the California Government Code, commencing with Section 65450 as may be subsequently amended by the State. Article 8 of Chapter 3 of the California Government Code sets forth specific requirements and standards for the content and adoption of Specific Plans. This includes that the Specific Plan is consistent with the City’s General Plan. As noted in the first finding of this section the proposed amendment to the Lakewood/Firestone Specific Plan is consistent with the General Plan. Agenda Page 20 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 3 SECTION 4: Having considered all of the oral and written evidence presented to it at said public hearings regarding Tentative Parcel Map No. 73819, the Planning Commission further finds, determines and declares that: 1. That the proposed map is consistent with the General Plan. The project has a General Plan Land Use Designation of General Commercial. The intent of the land use designation is to provide commercial and service uses in the City that serve the broadest community and regional needs. This amendment will allow the construction of a grocery store with incidental alcohol sales. The proposed grocery store will meet the intent of the land use designation by providing additional grocery shopping opportunities for those who live and work in the area. Furthermore, General Plan Policy 1.1.4 states “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional shopping opportunities to those who live and work in the area. The grocery store will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” The proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. 2. That the site is physically suitable for the type and density of development. Tentative Parcel Map No. 73819 proposes to combine 12 parcels into a single 1.76-acre development site. The minimum lot size in the Lakewood/Firestone Specific Plan is 0.75-acres. Since the proposed map increases the lot size above the minimum required and the proposed development complies with all of the development standards set forth in the specific plan, the site is physically suitable for the type and density of the development. 3. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The project is necessary and desirable for the continual development of the community. While the availability of fresh groceries is not rare within the area, there are limited options available to the residents who live in the vicinity. A review of the area has shown that only Ralph’s grocery is within one mile of the project site. In the near future, this will also include a Grocery Outlet and Walmart. The availability of fresh groceries is a critical factor in improving the public health and welfare. Moreover, the site has been properly arranged such that it will not create a detriment to the public health, safety, or welfare. 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 conducted. Additionally, the application submitted a preliminary title report with their application. Although several easements have been found, they are mostly for utility access only. All of the easements will be protected in place and will not be altered by the construction of the project. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is currently vacant with only limited vegetation that consists of overgrown weeds and ornamental landscaping. As part of the Mitigated Negative Declaration prepared for the project, impacts to biological resources were reviewed. No evidence of wildlife or their habitat exists on the site. According to the City’s General Agenda Page 21 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 4 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. As such, it is staff’s opinion that 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 project has a General Plan Land Use Designation of General Commercial. The intent of the land use designation is to provide commercial and service uses in the City that serve the broadest community and regional needs. This amendment will allow the construction of a grocery store with incidental alcohol sales. The proposed grocery store will meet the intent of the land use designation by providing additional grocery shopping opportunities for those who live and work in the area. Furthermore, General Plan Policy 1.1.4 states “Provide an appropriate amount of land area for people to acquire goods and services.” This approval will provide additional shopping opportunities to those who live and work in the area. The grocery store will be complementary to the other retail/commercial uses that are located in the vicinity of the project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the upgrading of properties.” The proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. The proposed project is within the Lakewood/Firestone Specific Plan, which is the underlying zoning for the area. It is an objective of the specific plan to provide commercial retail uses that can serve those who live and work in the area. It is further intended to guide the growth in the area in a manner that aesthetically enhances the streetscape. Additional grocery shopping opportunities in the area can only serve as a benefit and encourage people to visit and shop in Downey. Furthermore, the proposed improvements will not only upgrade the subject site by eliminating the unsightly overgrown vegetation, but will serve to upgrade all of the surrounding properties, by enhancing the streetscape. Finally, the project complies with all development standards set forth in the specific plan. 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 modern, which places an emphasis on the use of rectangular forms and utilizes horizontal and vertical lines. The site is currently vacant, with only a little asphalt left from previous improvements and overgrown vegetation. The proposed modern architecture and development of the site is an improvement over the existing vacant lot. Furthermore, the applicant is proposing to utilize a variety of landscaping that will give the site a pleasant visual appearance. The combination of the landscaping and architectural style will serve to enhance the site and the entire area. Finally, the proposed architecture will integrate with the existing architecture of other buildings in the area. Agenda Page 22 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 5 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The primary vehicle access is from Lakewood Blvd., with a secondary access on Nash Ave. The design of the parking lot allows vehicles to progress through the site, in a forward manner only. Furthermore, the parking lot has been designed so that all vehicles traverse the parking lot without creating a hazard to pedestrians. 5. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. In the City of Downey, there is a virtual plethora of architectural styles in the area. The proposed architectural style is modern, which places an emphasis on the use of rectangular forms and utilizes horizontal and vertical lines. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project’s appearance. This style is not prevalent in the area, but blends nicely with other architectural styles. 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 site is currently vacant, is surrounded by a chain link fence, and contains overgrown vegetation. The project improvement can only serve to upgrade the property appearance since it will eliminate the vacant lot, which is an eyesore and a negative impact on the adjoining residents. This project will result in an aesthetically pleasing streetscape (in lieu of the vacant lot) by creating a well-designed building with a complementary landscape palette. 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 approval, several conditions of approval, which include the use of graffiti resistant materials in the construction of the building, have been included. Should any graffiti appear on the site, an additional condition of approval that requires the applicant have it removed within 48 hours of application. With these conditions, the design features will include be in accordance with Section 4960 of the Municipal Code. SECTION 6. Based upon the findings set forth in Sections 1 through 5 of this resolution, the Planning Commission of the City of Downey hereby recommends that the City Council of the City of Downey amend Section III-A (C)(1) of the Lakewood/Firestone Specific Plan (SP 91-2) to read as follows: 1. Permitted Uses a. Standard Permitted Uses, as listed in Section III-A of this Specific Plan b. Grocery Stores (over 15,000 square feet), including the incidental sale of alcoholic beverages for off-site consumption Agenda Page 23 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 6 SECTION 7. Based upon the findings set forth in Sections 1 through 5 of this resolution, the Planning Commission of the City of Downey hereby recommends that the City Council of the City of Downey amend Section IV (D)(1)(a) of the Lakewood/Firestone Specific Plan (SP 91-2) to read as follows: a. Landscaped planters shall be provided adjacent to street property lines in the following widths. These areas shall be planted with trees, except adjacent to Nash Avenue. Developments on separate parcels shall use consistent species in their landscaped street setback planters. The widths indicated exclude vehicle overhand areas. Cecilia Street: fifteen (15) feet Firestone Blvd Subarea 5: ten (10) feet Other Subareas: five (5) feet Lakewood Boulevard: Subarea 3: None Other Subareas: five (5) feet Nash Avenue: three (3) feet Woodruff Avenue: five (5) feet SECTION 8. Based upon the findings set forth in Sections 1 through 5 of this resolution, the Planning Commission of the City of Downey hereby approves Tentative Parcel Map No. 73819 and a Site Plan Review (PLN-15-00182), 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 9. The Secretary shall certify the adoption of this Resolution. [signatures next page] Agenda Page 24 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 7 PASSED, APPROVED AND ADOPTED this 1st day of June, 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 1st day of June, 2016, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 25 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 8 TENTATIVE PARCEL MAP NO. 73819 AND SITE PLAN REVIEW (PLN-15-00182) EXHIBIT A - CONDITIONS PLANNING 1) The approval Tentative Parcel Map No. 73819 and a Site Plan Review (PLN-15-00182), allows consolidation of 12 parcels into a 1.76-acre lot and for the construction of an 18,557 square foot grocery store on the subject site. This approval also includes all site improvements, an 80 space parking lot, and the onsite landscaping. 2) Approval of Tentative Parcel Map No. 73819 and Site Plan Review (PLN-15-00182) 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) Tentative Parcel Map No. 73819 and a Site Plan Review (PLN-15-00182) shall not be valid until such time the City Council adopts a Mitigated Negative Declaration for the project and amends the Lakewood/Firestone Specific Plan to allow the use. 6) All exterior lights shall be LED and shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and the public right-of-way. Parking lot light poles shall be square. The style and size of the lights shall be approved by the City Planner prior to building permit final. 7) The approved architectural style, finish material, and colors shall be modern, as noted in the approved plans. Changes to the facades and/or colors shall be subject to the review and approval of the City Planner. At his/her discretion, the City Planner may refer changes to the facades and/or colors to the Planning Commission for consideration. 8) All roof -mounted equipment shall be screened from view as seen from adjoining properties and the public right-of-way. Agenda Page 26 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 9 9) 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. 10) Any graffiti applied to the site shall be removed within 48 hours. 11) The development standards for the site shall be as follows: Standard Requirement Proposed Lot Size 0.75-acre 1.76-acres FAR n/a 0.24 Height 3 stories/38’ 1 story/32’ Lot Coverage 30% 25.8% Landscaping 7,667 s.f. (10%) 12,526 s.f. (16%) Setbacks Lakewood Blvd. (east) 20’ 40.27’ Nash Ave. (west) 3’ 17.5’ South n/a 4.25’ North n/a 185’ Parking 75 spaces 80 spaces 12) 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. 13) Prior to the final of building permits, all landscaping and irrigation shall be installed. The type, size and number of landscaping shall be as noted on the approved landscape plan. All landscape shall be installed and permanently maintained. Irrigation of the landscape areas shall be with recycled water only. 14) All above grade back-flow preventers, check valves, and transformers shall be painted green and screened from view from the public right-of-way. 15) Any bollards on the site shall be decorative in nature and shall be approved by the City Planner. 16) Prior to the final of building permits, the applicant shall provide stamped, colored concrete or pavers across the driveways. The stamped, colored concrete or pavers shall be as approved by the City Planner. 17) Bicycle racks shall be provided on-site. 18) The applicant shall comply with all mitigation measures, as established by the Mitigated Negative Declaration, shall be complied with at all times. This shall include: MM-CR-1: A qualified archaeologist shall be present for all initial ground-disturbing activities associated with the project. The archaeological monitor shall be responsible for the identification of cultural resources that may be impacted by project activities. The Agenda Page 27 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 10 monitor may stop ground-disturbing activities in order to assess any discoveries in the field. Archaeological monitoring may be discontinued when the depth of grading and soil conditions no longer retain the potential to contain cultural deposits. The archaeologist shall be responsible for determining the duration and frequency of monitoring. MM-CR-2: In the event that archaeological resources (sites, features, or artifacts) are exposed during construction activities for the proposed project, all construction work occurring within 100 feet of the find shall immediately stop until a qualified archaeologist, meeting the Secretary of the Interior’s Professional Qualification Standards, can evaluate the significance of the find and determine whether additional study is warranted. Depending upon the significance of the find under the Calif ornia Environmental Quality Act (CEQA) (14 CCR 15064.5(f); California Public Resources Code Section 21082), the archaeologist may exhaust the data potential of the find through the process of field-level recordation and allow work to continue. If the discovery proves significant under CEQA, additional work such as preparation of an archaeological treatment plan, testing, or data recovery may be warranted. MM-CR-3: A qualified Native American monitor shall be present for all initial ground- disturbing activities associated with the project. The Native American monitor shall be responsible for the identification of tribal cultural resources that may be impacted by project activities. The Native American monitor may stop ground-disturbing activities in order to assess any discoveries in the field. Tribal monitoring may be discontinued when the depth of grading and soil conditions no longer retain the potential to contain cultural deposits. A qualified archaeologist will be retained to evaluate and appropriately treat any potentially significant discoveries. MM-CR-4: In the event that paleontological resources (fossil remains) are exposed during construction activities for the proposed project, all construction work occurring within 50 feet of the find shall immediately stop until a qualified paleontologist, as defined by the Society of Vertebrate Paleontology’s 2010 guidelines, can assess the nature and importance of the find. Depending on the significance of the find, the paleontologist may record the find and allow work to continue or recommend salvage and recovery of the resource. All recommendations will be made in accordance with the Society of Vertebrate Paleontology’s 2010 guidelines, and shall be subject to review and approval by the City of Downey. Work in the area of the find may only resume upon approval of a qualified paleontologist MM-HAZ-1: A Site Mitigation Plan (SMP) shall be developed and implemented during all construction activities. The SMP would also include a hazardous substance management, handling, storage, disposal, and emergency response plan that establishes procedures for managing any hazardous substance releases on the project site. Hazardous materials spill kits would be maintained on site to effectively manage and clean any small accidental spills. In addition, the SMP would include strategies for identification and management of contaminated soil, if encountered during project development, and would outline mitigation measures if development activities result in an accidental release of contaminants. A project-specific Health and Safety Plan shall be prepared in accordance with the Occupational Safety and Health Administration standards, included in the SMP, and implemented during all construction-related activities. Copies of the SMP and Health and Safety Plan shall be maintained on site during demolition, excavation, and construction of the proposed project. All workers on the project site should be familiar with these documents. Agenda Page 28 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 11 MM-NOISE-1: In order to reduce impacts related to heavy construction equipment moving and operating on site during project construction, grading, demolition, and paving prior to issuance of grading permits, the applicant shall ensure that the following procedures are followed: • All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers. • Construction noise reduction methods, such as shutting off idling equipment, maximizing the distance between construction equipment staging areas and occupied sensitive receptor areas, and using electric air compressors and similar power tools rather than diesel equipment, shall be used where feasible. • During construction, stationary construction equipment shall be placed so noise is directed away from or shielded from sensitive noise receptors where feasible. • During construction, stockpiling and vehicle staging areas shall be located as far as practicable from noise-sensitive receptors. • Construction shall be restricted to weekdays between the hours of 7:00 a.m. and 7:00 p.m. and Saturdays between the hours of 8:00 a.m. and 5:00 p.m. No construction shall occur on Sunday. Construction hours, allowable workdays, and the phone number of the job superintendent shall be clearly posted at all construction entrances to allow surrounding property owners and residents to contact the job superintendent. In the event the City receives a complaint, appropriate corrective actions shall be implemented, and a report of the action shall be provided to the reporting party. MM-NOISE-2: In order to reduce impacts related to deliveries, the applicant shall ensure that the following procedures are followed: • The applicant would be required to build and maintain a 7-foot masonry wall above finished grade on the west side of the project site. • Signage shall be posted in the delivery dock area requiring that delivery trucks limit idling to 5 minutes or less; requesting that back up alarms be turned off, if possible; and requesting that truck drivers be courteous to neighbors. MM-TR-1: The project applicant shall contribute its fair share (estimated at 14.54%) or appropriate share toward the improvement of the intersection of Lakewood Boulevard at Firestone Boulevard. The identified improvement is to add second left-turn lanes on the northbound and southbound approaches of Lakewood Boulevard. BUILDING 19) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey, and Title 24 of the California Energy Code. 20) Prior to the commencement of construction, the applicant shall obtain all required permits. Additionally, the applicant shall obtain all necessary inspections and permit final prior to beginning operation of the site. FIRE DEPARTMENT 21) Plans to be submitted through Building and Safety and shall comply with the most recent version or the California Fire Code, as adopted by the City of Downey; current Downey Municipal Code Ordinances and any other pertinent requirements to be determined at time of plan submission and review. Agenda Page 29 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 12 22) Provide an additional fire hydrant. The hydrant shall be located on the east side of Nash at McCahill St. 23) Provide a separate “fire water” connection for automatic fire sprinkler system. Contact Downey water department for approved DDEC information. 24) Fire access to the site appears to be adequate from Nash and/or Lakewood. It is requested that the curbed area in front of the main entrance be maintained as a fire lane. Parked vehicles in front of the store could hinder fire department site access from Lakewood Blvd. 25) Provide a full fire alarm system as per DMC 3316. 26) Addressing of structure to be provided facing Lakewood and Nash. 27) Fixed extinguishing system shall be provided for any processes that create grease vapors. 28) CO2 system(s) may require leak detection and alarms. 29) Knox box access system to be provided. 30) All fire lanes shall be clearly identified including the use of red curbs and signs. All fire access shall require turn around area for fire apparatus, as approved by the Fire Chief. PUBLIC WORKS 31) The owner/applicant shall dedicate eighteen feet (18‘) for right-of-way purposes along Lakewood Blvd. frontage to the standards of the City Engineering Division. 32) Install two LED street lights on new marbelite standards with underground service along Nash Avenue frontage. Remove existing street light fixture from existing power pole at the intersection of Nash and McCahill Street. Provide a site plan showing the location of the existing and proposed streetlights. 33) The owner/applicant shall install six ornamental pedestrian streetlights along Lakewood Blvd. frontage to match existing light fixtures along Lakewood Blvd. 34) The owner/applicant hereby consents to the annexation of the property into the Downey City Lighting Maintenance District in accordance with Division 15 of the Streets and Highways Code, and to incorporation or annexation into a new or existing Benefit Assessment or Municipal Improvement District in accordance with Division 10 and Division 12 of the Streets and Highways Code and/or Division 2 of the Government Code of the State of California. 35) Due to the new truck traffic on Nash Ave, the applicant shall repave Nash Ave to accommodate truck traffic from Firestone Blvd to the southern terminus of Nash Ave. 36) The applicant shall install street trees along the Lakewood Blvd frontage. Street trees shall be equally spaced between the proposed ornamental street lights. 37) All on-site public utilities shall be installed underground. Agenda Page 30 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 13 38) Complete a construction & demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey Municipal Code. 39) Proposed public improvements shall comply with the latest edition of Standard Plans and Specifications for Public Works Construction and City of Downey standards. 40) Obtain permits from Public Works Department for all public improvements within the public right of way. 41) Reconstruct curb, sidewalk and construct gutter along Nash Avenue and Lakewood Boulevard to match the improvements adjacent property to the north (CitiBank). Damaged, uneven or sub-standard curb, gutter, sidewalk, driveway, disabled ramps, and pavement along Nash Avenue to the satisfaction of the Public Works Department. Contact Public Works Inspector at (562) 904-7110 to identify construction areas to be removed and replaced. 42) Submit public water utility, street improvement, and recycled water improvement plans for review and approval by Public Works Department. 43) 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, reclaimed water and sanitary sewer lines; chemical and hazardous material storage, if any, including containment provisions. 44) All unused driveways shall be removed and constructed with full-height curb gutter, and sidewalk. 45) Comply with the National Pollutant Discharge Elimination System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC); and the Low Impact Development (LID) Plan. Furthermore, the applicant shall be required to Certify and append Public Works standard “Attachment A” to all construction and grading plans as required by the LACoDPW Stormwater Quality Management Plan (SQMP). A Storm Water Pollution Prevention Plan (SWPPP) shall be required for the site. 46) Remove all construction graffiti created as part of this project within the public-right-of- way in a timely manner. 47) The owner/applicant shall install a sewer main and sewer lateral (to the front property line) and shall provide that the design and improvements of sewers shall be to the standards of the City Engineering Division. Septic systems are not acceptable. 48) The owner/applicant shall provide that all construction graffiti created as part of this project in the public right of way to be removed. Agenda Page 31 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 14 49) 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 final map. The owner/applicant shall grant easements in the name of the City shall include: i) Vehicular easements ii) Walkway easements iii) Drainage easements iv) Utility easements 50) 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. 51) The owner/applicant shall abandon existing potable water service at Lakewood Boulevard frontage. Furnish and install public potable water improvements along Nash Av frontage including 8-inch mainline extension, reconnection to existing water mains, new service line and meter/box, and abandonment of existing mains and associated facilities, replace as necessary to provide adequate fire flow and pressure to the site. 52) 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. 53) The owner/applicant shall provide and record utility easement(s) for access to, and inspection and maintenance of, public water lines, meters and appurtenances, and backflow devices. 54) The owner/applicant shall provide and use recycled water for all landscape, irrigation and other non-potable water needs (if approved by LA County DPH and City of Downey). Install new recycled water service along Lakewood Boulevard frontage for such use. 55) 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. 56) 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. 57) The owner/applicant shall furnish and install the public sanitary sewer improvements, including extension and/or replacement of existing mains and associated facilities, Agenda Page 32 Resolution No. Downey Planning Commission 11215 Lakewood Blvd. – PLN-15-00182 June 1, 2016 - Page 15 necessary to provide adequate capacity for the site as approved by the Department of Public Works and CSDLAC. 58) 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. 59) The owner/applicant shall obtain all necessary plan approvals and permits. 60) 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. 61) Utility plans shall be submitted to and approved by the Department of Public Works prior to the issuance of the grading plan permit. 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( 5 3$ / / ( 7  - $ & . 02 7 2 5 , = ( ' &$ 5 7 6     0 2 ' ( /     : &$ 5 7  6 7 2 5 $ * (                          “   $/ ' ,  ) , 1 ' 6    )/ 2 2 5 6, 1 .     63 2 7 0( 5 & + $ 1 ' , 6 ( 5 6 $/ ' ,  ) , 1 ' 6          7 < 3  (; 7 ( 5 , 2 5 )8 5 5 ( '  : $ / / 7+ , & . 1 ( 6 6 62 / $ 5 ', 6 & 2 1 1 ( & 7 (/ ( & 7 5 , & 6: , 7 & + * ( $ 5  % 2 / / $ 5 ' 6                                “      “     “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“      “      “      “       “       “      “      “     “     “  “  “          “     “      “      “                        &/($5 ($5  &/($5        & / ( $ 5 /( $ 5          & / ( $ 5       V. 7 P R O T O T Y P E DO W N E Y , C A                 Agenda Page 38 VI C I N I T Y M A P 19 0 0 0 M a c A r t h u r B l v d . S u i t e 2 5 0 Ir v i n e , C A 9 2 6 1 2 t: 9 4 9 2 9 6 0 4 5 0 f : 9 4 9 2 9 6 0 4 7 9 AL D I ST O R E # 1 9 DO W N E Y , C A CI T Y O F D O W N E Y CA L I F O R N I A SW C L A K E W O O D B L V D & F I R E S T O N E B L V D CO V E R S H E E T C- 0 1 SH E E T I N D E X SH E E T TI T L E C- 0 1 CO V E R S H E E T C- 0 2 CO N C E P T D E M O L I T I O N P L A N C- 0 3 CO N C E P T S I T E P L A N C- 0 4 C O N C E P T G R A D I N G & D R A I N A G E P L A N CO N C E P T U A L I M P R O V E M E N T P L A N S F O R : 11 2 1 5 L A K E W O O D B L V D . DO W N E Y , C A L I F O R N I A SC A L E : 1 " = 4 0 ' IN T E R S T A T E IN T E R S T A T E IN T E R S T A T E IN T E R S T A T E Agenda Page 39 19 0 0 0 M a c A r t h u r B l v d . S u i t e 2 5 0 Ir v i n e , C A 9 2 6 1 2 t: 9 4 9 2 9 6 0 4 5 0 f : 9 4 9 2 9 6 0 4 7 9 AL D I ST O R E # 1 9 DO W N E Y , C A CI T Y O F D O W N E Y CA L I F O R N I A SW C L A K E W O O D B L V D & F I R E S T O N E B L V D CO N C E P T DE M O L I T I O N P L A N C- 0 2 DE M O L I T I O N N O T E S : Agenda Page 40 19 0 0 0 M a c A r t h u r B l v d . S u i t e 2 5 0 Ir v i n e , C A 9 2 6 1 2 t: 9 4 9 2 9 6 0 4 5 0 f : 9 4 9 2 9 6 0 4 7 9 AL D I ST O R E # 1 9 DO W N E Y , C A CI T Y O F D O W N E Y CA L I F O R N I A SW C L A K E W O O D B L V D & F I R E S T O N E B L V D CO N C E P T SI T E P L A N C- 0 3 GE N E R A L S I T E N O T E S : AD A A C C E S S I B I L I T Y N O T E S : Agenda Page 41 19 0 0 0 M a c A r t h u r B l v d . S u i t e 2 5 0 Ir v i n e , C A 9 2 6 1 2 t: 9 4 9 2 9 6 0 4 5 0 f : 9 4 9 2 9 6 0 4 7 9 AL D I ST O R E # 1 9 DO W N E Y , C A CI T Y O F D O W N E Y CA L I F O R N I A SW C L A K E W O O D B L V D & F I R E S T O N E B L V D CO N C E P T GR A D I N G & DR A I N A G E P L A N C- 0 4 GE N E R A L G R A D I N G N O T E S : Agenda Page 42 STM - > STM - > STM - > STM - > STM->STM->STM-> ST M - > ST M - > ST M - > ST M - > ST M - > ST M - > W W W W W W W W W W W EX I S T I N G T R E E S TO B E R E M O V E D STM - > STM-> ST M - > ST M - > W W W W PR O J E C T I N F O R M A T I O N IN I T I A L S DA T E NA R R A T I V E US E R RA T I O RE Q U I R E D SP A C E S RE Q ' D SP A C E S PR O V ' D 19 0 0 0 M a c A r t h u r B l v d , S u i t e 2 5 0 Ir v i n e , C A 9 2 6 1 2 t: 9 4 9 2 9 6 0 4 5 0 f : 9 4 9 2 9 6 0 4 7 9 AL D I 1 S P / 2 5 0 S F 75 CV VT DO W N E Y , C A LC P - 1 NE T S I T E A R E A ± 1 . 7 6 A C R E S 4. 3 1 S P / 1 0 0 0 S F TO T A L R A T I O P R O V I D E D AL D I PA U L C O R N E J O LA K E W O O D B L V D SC A L E : 1 " = 2 0 ' AL D I 18 , 5 5 7 S F 02 . 0 7 . 2 0 1 4 CV PR E L I M I N A R Y S I T E P L A N TO T A L S I T E C O V E R A G E : 24 . 2 2 % ( ± 0 . 4 3 A C ) TO T A L B L D G A R E A 1 8 , 5 5 7 S F JU R I S D I C T I O N : CI T Y O F D O W N E Y EX I S T I N G Z O N I N G : PR O P O S E D Z O N I N G : SP - 9 2 - 1 SP - 9 2 - 1 1. L A K E W O O D B L V D D E C L L E R A T I O N L A N E L E S S T H A N C A L T R A N S LE N G T H R E Q U I R E M E N T O F 2 3 5 ' * N O T E : S T R E E T D E D I C A T I O N T B D B Y D E V E L O P E R FR O N T / S T R E E T S I D E IN T E R I O R S I D E / R E A R AD J A C E N T T O R E S I D E N T I A L 20 '3' NO N E TO T A L 75 8 0 ST R E E T D E D I C A T I O N ( L A K E W O O D B L V D ) ± 0 . 0 8 A C R E A TO T A L G R O S S S I T E A R E A ± 1 . 6 8 A C R E S 80 04 . 1 6 . 2 0 1 4 XZ SP - 2 04 . 1 6 . 2 0 1 4 MV SP - 3 04 . 1 8 . 2 0 1 4 MV SP - 3 . 1 04 . 2 1 . 2 0 1 4 XZ SP - 5 11 . 0 6 . 2 0 1 4 SS SP - 5 . 1 01 . 2 7 . 2 0 1 5 AY SP - 5 . 2 03 . 0 2 . 2 0 1 5 MV SP - 5 . 3 - T R A F F I C C O U N T S 05 . 1 8 . 2 0 1 5 JJ SP - 6 . 0 TO T A L L A N D S C A P E A R E A : 16 . 6 1 % ( ± 0 . 2 9 A C ) 05 . 2 0 . 2 0 1 5 JJ SP - 6 . 0 R E V 06 . 0 8 . 2 0 1 5 MV SP - 6 . 1 L A K E W O O D B L V D . 09 . 0 8 . 2 0 1 5 NN LC P - 1 - 1 s t P l a n n i n g S u b m i t t a l NO T E S : AL L L A N D S C A P E A R E A S S H A L L B E W A T E R E D B Y A N A U T O M A T I C IR R I G A T I O N S Y S T E M . A L L L A N D S C A P E I N S T A L L A T I O N S H A L L B E PE R M A N E N T L Y M A I N T A I N E D . A L A N D S C A P E D O C U M E N T P A C K A G E A S P E R A . B . 1 8 8 1 S H A L L B E PR O V I D E D . PL A N T M A T E R I A L N O T L I S T E D M A Y B E U S E D , S U B J E C T T O A P P R O V A L O F TH E C I T Y . AL L L A N D S C A P E P L A N S A N D I N S T A L L A T I O N S S H A L L A D H E R E T O C I T Y DE S I G N G U I D E L I N E S , C O D E S A N D R E G U L A T I O N S . WH E R E T R E E S A R E W I T H I N 5 F E E T O F W A L K W A Y S A N D / O R P A V I N G SU R F A C E S , R O O T B A R R I E R S S H A L L B E I N S T A L L E D . ON 0 S I T E A N D P A R K W A Y L A N D S C A P E S H A L L B E M A I N T A I N E D B Y B U S I N E S S OW N E R S . N A S H A V E . R A I L R O A D E A S E M E N T 11 . 1 6 . 2 0 1 5 KK LC P - 1 - 2 n d P l a n n i n g S u b m i t t a l Agenda Page 43 Agenda Page 44 6& $ / (  , 1  ) ( ( 7            BE I N G A C O N S O L I D A T I O N O F A P O R T I O N O F P A R C E L S 1 0 T H R O U G H 1 9 , L I C E N S E D S U R V E Y O R ' S M A P F I L E D I N B O O K 1 4 A T P A G E 9 O F R E C O R D O F S U R V E Y S , B E I N G A P O R T I O N O F L O T S 1 1 , 1 2 , 1 3 & 1 4 O F T R A C T N O . 2 7 0 7 F I L E D I N B O O K 3 3 A T P A G E 7 5 O F MA P S , I N T H E C I T Y O F D O W N E Y , C O U N T Y O F L O S A N G E L E S , S T A T E O F C A L I F O R N I A , I N T H E O F F I C E O F T H E C O U N T Y R E C O R D E R '$ 7 (  2 )  6 8 5 9 ( < -2 %  1 2  '5 $ : 1  % < 5( 9 , 6 , 2 1  ' $ 7 ( '5 $ : , 1 *  1 $ 0 ( /2 & $ 7 , 2 1              -' &          7( 1 7   3 $ 5 & ( /  0 $ 3 '2 : 1 ( <   & $      (   0 $ 1 1 , 1 *  $ 9 (  5( ( ' / ( <   & $       3+              7( 1 7 $ 7 , 9 (  3 $ 5 & ( /  0 $ 3  1 2        6, 7 (  , 1 ) 2 5 0 $ 7 , 2 1 LA N D I N F O R M A T I O N $) ) ( & 7 ( '  $ 3 1 6                                                                    (; , 6 7 , 1 *  = 2 1 , 1 *    6 3 ( & , ) , &  3 / $ 1      35 2 3 2 6 ( '  = 2 1 , 1 *    6 3 ( & , ) , &  3 / $ 1      3$ 5 & ( /       $ & 5 ( 6 72 7 $ /     $ & 5 ( 6 UT I L I T Y D A T A :$ 7 ( 5  6 8 3 3 / <  ) , 5 (   ' 2 0 ( 6 7 , & &, 7 <  2 )  ' 2 : 1 ( < 6$ 1 , 7 $ 5 <  6 ( : ( 5 &, 7 <  2 )  ' 2 : 1 ( < 67 2 5 0  6 ( : ( 5 & , 7 <  2 )  ' 2 : 1 ( < 1$ 7 8 5 $ /  * $ 6 62 8 7 + ( 5 1  & $ / , ) 2 5 1 , $  * $ 6 (/ ( & 7 5 , & 62 8 7 + ( 5 1  & $ / , ) 2 5 1 , $  ( ' , 6 2 1 OW N E R / S U B D I V I D E R : )9 ' '   / / &   $  & $ / , ) 2 5 1 , $  / , 0 , 7 ( ' /, $ % , / , 7 <  & 2 0 3 $ 1 <    :   : , / / 2 :  6 7 5 ( ( 7 /2 1 *  % ( $ & +   & $                   MA P D A T A 72 3 2 * 5 $ 3 + <  , 1 ) 2 5 0 $ 7 , 2 1  ) 5 2 0  6 8 5 9 ( <  2 1             SU R V E Y O R : %$ 6 (  & 2 1 6 8 / 7 , 1 *  * 5 2 8 3   , 1 &       (   0 $ 1 1 , 1 *  $ 9 (  5( ( ' / ( <   & $                   1( , /  7 + 2 1 ( 6 ( 1   3 / 6      (; 3             (; , 6 7 , 1 *  5 ( 6 , ' ( 1 7 , $ / (; , 6 7 , 1 *  9 $ & $ 1 7  / 2 7 (; , 6 7 , 1 *  5 ( 6 7 $ 8 5 $ 1 7 ($ 6 ( 0 ( 1 7 6  ) 5 2 0  7 , 7 / (  5 ( 3 2 5 7 7, 7 / (  , 7 ( 0    %2 2 .        3 $ * (             3 $ * (     %2 2 .         3 $ * (       2  5  7, 7 / (  , 7 ( 0    %2 2 .        3 $ * (       % 2 2 .       3$ * (      % 2 2 .         3 $ * (      2  5  7, 7 / (  , 7 ( 0    %2 2 .         3 $ * (       2  5  7, 7 / (  , 7 ( 0    %2 2 .         3 $ * (       2  5  7, 7 / (  , 7 ( 0    ,1 6 7 5 8 0 ( 1 7  1 2         2  5  7, 7 / (  , 7 ( 0    ,1 6 7 5 8 0 ( 1 7  1 2         2  5  7, 7 / (  , 7 ( 0    %2 2 .        3 $ * (       2  5  7, 7 / (  , 7 ( 0    %2 2 .        3 $ * (       % 2 2 .       3$ * (      % 2 2 .         3 $ * (      2  5  7, 7 / (  , 7 ( 0    %2 2 .        3 $ * (       % 2 2 .       3$ * (       % 2 2 .        3 $ * (       2  5  7, 7 / (  , 7 ( 0    %2 2 .         3 $ * (       2  5  7, 7 / (  , 7 ( 0    %2 2 .         3 $ * (       2  5  7, 7 / (  , 7 ( 0    %2 2 .         3 $ * (       2  5  7, 7 / (  , 7 ( 0    ,1 6 7 5 8 0 ( 1 7  1 2         2  5  Agenda Page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³ & ( 5 7 , ) < ´  2 5  ³ & ( 5 7 , ) , & $ 7 , 2 1 ´  % <  $  / , & ( 1 6 ( '  / $ 1 ' 68 5 9 ( < 2 5  2 5  5 ( * , 6 7 ( 5 ( '  & , 9 , /  ( 1 * , 1 ( ( 5  , 1  7 + (  3 5 $ & 7 , & (  2 )  3 5 2 ) ( 6 6, 2 1 $ /  ( 1 * , 1 ( ( 5 , 1 *  2 )  / $ 1 '  6 8 5 9 ( < , 1 *  2 5  7 + ( 35 ( 3 $ 5 $ 7 , 2 1  2 )  0 $ 3 6   3 / $ 7 6   5 ( 3 2 5 7 6   ' ( 6 & 5 , 3 7 , 2 1 6   2 5  2 7 + ( 5  6 8 5 9( < , 1 *  ' 2 & 8 0 ( 1 7 6  2 1 / <  & 2 1 6 7 , 7 8 7 ( 6  $ 1 (; 3 5 ( 6 6 , 2 1  2 )  3 5 2 ) ( 6 6 , 2 1 $ /  2 3 , 1 , 2 1  5 ( * $ 5 ' , 1 *  7 + 2 6 (  ) $ & 7 6  2 5  ) , 1 ', 1 * 6  : + , & +  $ 5 (  7 + (  6 8 % - ( & 7  2 )  7 + ( &( 5 7 , ) , & $ 7 , 2 1   $ 1 '  ' 2 ( 6  1 2 7  & 2 1 6 7 , 7 8 7 (  $  : $ 5 5 $ 1 7 <  2 5  * 8 $ 5 $ 1 7 ( (  ( , 7 + ( 5  ( ; 3 5 ( 6 6 ( '  2 5  , 0 3 / , ( '  SU R V E Y O R ' S S T A T E M E N T N O T E S :  % $ 6 , 6  2 )  % ( $ 5 , 1 * 6   7 + (  & ( 1 7 ( 5 / , 1 (  2 )  ) , 5 ( 6 7 2 1 (  % 2 8 / ( 9 $ 5 '  7$ . 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¶ 6  0 $ 3 ), / ( '  , 1  % 2 2 .      3 $ * ( 6    2 )  5 ( & 2 5 '  2 )  6 8 5 9 ( < 6   , 1  7 + (  2 ) ) , & ( 2 )  7 + (  & 2 8 1 7 <  5 ( & 2 5 ' ( 5 2)  6 $ , '  & 2 8 1 7 <   $ 6  7 + (  1 2 5 7 + ( $ 6 7 ( 5 / <       ) ( ( 7  2 )  3 $ 5 & ( /     $ 1 ' $ / /  2 )  3 $ 5 & ( /     3$ 5 & ( /    7+ $ 7  3 2 5 7 , 2 1  2 )  / 2 7 6     $ 1 '     2 )  7 5 $ & 7  1 2         , 1  7 + (  & , 7 <  2 )  ' 2 : 1 ( <   & 2 8 1 7 <  2 )  / 2 6 $1 * ( / ( 6   6 7 $ 7 (  2 )  & $ / , ) 2 5 1 , $   $ 6  3 ( 5  0 $ 3  5 ( & 2 5 ' ( '  , 1  % 2 2 .     3 $ *( 6     2 )  0 $ 3 6   , 1  7 + ( 2) ) , & (  2 )  7 + (  & 2 8 1 7 <  5 ( & 2 5 ' ( 5  2 )  6 $ , '  & 2 8 1 7 <   ' ( 6 & 5 , % ( '  $ 6  ) 2 / / 2: 6  %( * , 1 1 , 1 *  $ 7  $  3 2 , 1 7  , 1  7 + (  6 2 8 7 + ( $ 6 7 ( 5 / <  / , 1 (  2 )  / 2 7      ' , 6 7 $ 17  7 + ( 5 ( 2 1  6 2 8 7 +    ƒ    ¶  ´  : ( 6 7         ) ( ( 7  ) 5 2 0  7 + (  0 2 6 7  ( $ 6 7 ( 5 / <  & 2 5 1 ( 5  7 + ( 5 ( 2 )   7 + ( 1& (  1 2 5 7 +    ƒ    ¶    ´ :( 6 7   3 $ 5 $ / / ( /  : , 7 +  7 + (  1 2 5 7 + ( $ 6 7 ( 5 / <  / , 1 ( 6  2 )  6 $ , '  / 2 7 6     $ 1 '            ) ( ( 7   7 + ( 1 & ( 62 8 7 +    ƒ    ¶    ´  : ( 6 7  3 $ 5 $ / / ( /  : , 7 +  7 + (  6 2 8 7 + ( $ 6 7 ( 5 / <  / , 1 (  2 )  6$ , '  / 2 7            ) ( ( 7  7+ ( 1 & (  6 2 8 7 +    ƒ    ¶    ´  ( $ 6 7  3 $ 5 $ / / ( /  : , 7 +  7 + (  1 2 5 7 + ( $ 6 7 ( 5 / <  / ,1 ( 6  2 )  6 $ , '  / 2 7 6     $ 1 '           ) ( ( 7  7 2  7 + (  1 2 5 7 + ( $ 6 7 ( 5 / <  / , 1 (  2 )  6 $ , '  / 2 7      7 + ( 1 & ( 1 2 5 7 +    ƒ    ¶    ´  ( $ 6 7 $/ 2 1 *  7 + (  6 2 8 7 + ( $ 6 7 ( 5 / <  / , 1 (  2 )  6 $ , '  / 2 7            ) ( ( 7  7 2  7 + (  32 , 1 7  2 )  % ( * , 1 1 , 1 *   6 $ , ' /$ 1 '  , 6  6 + 2 : 1  $ 6  3 $ 5 & ( /     $ 1 '  $  3 2 5 7 , 2 1  2 )  / 2 7  ³ % ´  2 )  / , & ( 1 6 ( ' 6 8 5 9 ( < 2 5 ¶ 6  0 $ 3  ) , / ( '  , 1 %2 2 .      3 $ * ( 6    2 )  5 ( & 2 5 ' 6  2 )  6 8 5 9 ( < 6   , 1  7 + (  2 ) ) , & (  2 )  7 + (  &2 8 1 7 <  5 ( & 2 5 ' ( 5  2 ) 6$ , '  & 2 8 1 7 <  3$ 5 & ( /    3$ 5 & ( / 6         $ 1 '     $ 1 '  / 2 7  ³ ' ´   , 1  7 + (  & , 7 <  2 )  ' 2 : 1 ( <   & 2 8 1 7 < 2 )  / 2 6  $ 1 * ( / ( 6   6 7 $ 7 (  2 ) &$ / , ) 2 5 1 , $   $ 6  6 + 2 : 1  2 1  / , & ( 1 6 ( '  6 8 5 9 ( < 2 5 ¶ 6  0 $ 3  ) , / ( '  , 1  % 2 2 .     3 $ * ( 6    2 )  5 ( & 2 5 ' 2)  6 8 5 9 ( < 6   , 1  7 + (  2 ) ) , & (  2 )  7 + (  & 2 8 1 7 <  5 ( & 2 5 ' ( 5  2 )  6 $ , '  & 2 8 1 7 <  (; & ( 3 7  ) 5 2 0  3 $ 5 & ( / 6         $ 1 '     7 + $ 7  3 2 5 7 , 2 1  : , 7 + , 1  7 + (  / , 1 ( 6 2 )  / $ . 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