Loading...
HomeMy WebLinkAboutPC Resolution 16-2981RESOLUTION NO. 16 -2981 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING VESTING TENTATIVE TRACT MAP NO. 73999, A SITE PLAN REVIEW, AND A GENERAL PLAN CONSISTENCY FINDING (PLN -15- 00241), THEREBY APPROVING THE CONSTRUCTION OF 28 -UNIT TOWNHOME DEVELOPMENT ON PROPERTY LOCATED AT 8150 THIRD ST., ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN). THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission of the City of Downey does hereby find, determine and declare that: A. On September 28, 2010, the City of Downey adopted the Downtown Downey Specific Plan, which is intended to foster the growth of a pedestrian oriented environment within the central portion of the city; and, B. The City of Downey has entered into a purchase and sale agreement with The Olson Company for an approximate 21,761 square foot parcel on the south side of Third St. This parcel is improved with a 63 space parking lot; and, C. On December 9, 2015, the applicant submitted a request for the Vesting Tentative Tract Map and Site Plan Review to allow the construction of 28 -unit townhome project on the site. Due to missing information on the project plans, staff deemed the application incomplete; and, D On April 14, 2016, the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on April 20, 2016; and, E. On April 21, 2016, notice of the pending application published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, F. The Planning Commission held a duly noticed public hearing on May 4, 2016, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearing adopted this resolution. SECTION 2. The Planning Commission further finds, determines and declares it has reviewed the project for compliance with the requirements of the California Environmental Quality Act. Based on its own analysis and consideration, it was found that the project is categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In -fill Development Projects). The Planning Commission finds the project is consistent with the General Plan and zoning, is on a site that is less than five acres and does not have any protected habitat, and can be adequately served by utilities. SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings, pursuant to Government Code Section 65402, the Planning Commission hereby finds that the sale of the city owned property is consistent with the General Plan. General Plan Policy No. 1.1.2 states, "Provide an appropriate amount of land areas to absorb the City's future population growth." The proposed project is consistent with this policy since it Resolution No. 16 -2981 Downey Planning Commission will provide new residential units that can accommodate additional population growth in the City's downtown. Furthermore, an objective of the City's Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City's share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28 -unit increase to the City's housing inventory. SECTION 4, Having considered all of the oral and written evidence presented to it at said public hearings regarding the Vesting Tentative Tract Map, the Planning Commission further finds, determines and declares that: That the proposed map is consistent with the General Plan. The Vesting Tentative Tract Map proposes the construction of 28 -units on the site. In an overall review of the General Plan, it is found that the proposed 28 -unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, General Plan Policy No. 1.1.2 states, "Provide an appropriate amount of land areas to absorb the City's future population growth." The proposed project is consistent with this policy since it will provide new residential units that can accommodate additional population growth in the City's downtown. Furthermore, an objective of the City's Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City's share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28 -unit increase to the City's housing inventory. For these reasons, approval of the Vesting Tentative Tract Map is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. 2. That the site is physically suitable for the type and density of development. The subject site is a 42,950 square foot parcel, which exceeds the 5,000 square foot minimum lot size. Based on the size of the parcel, under the Specific Plan, the applicant could construct up to 39- units; whereas they are only proposing 28- units. The overall site plan has been designed to accommodate the units, as well as to provide sufficient parking, landscaping, and open space, all of which exceed the development standards for the Downtown Downey Specific Plan. Based on this, the subject site is physically suitable to accommodate the proposed development. 3. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is to allow a 28 -unit townhouse development near the center of the City's downtown. The Downtown Downey Specific Plan is intended to foster a pedestrian oriented environment, which will encourage residents to walk to multiple destinations. In walking, more residents are likely to increase their overall health. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining residents. For these reasons, approval of the townhome project will not cause serious public health problems. 4. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As part of the review of the application, an extensive record research was completed. Additionally, the application submitted a preliminary title report with their application. Although several easements have been found, they are mostly for 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 2 Resolution No. 16 -2981 Downey Planning Commission utility access only. All of the easements will be protected in place and will not be altered by the construction of the project. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is currently vacant with only limited vegetation that consists of ornamental landscaping. According to the City's General Plan, there are no known areas within the City that host wildlife or their habitat, most particularly species identified as a candidate, sensitive, or special status species. Furthermore, the proposed project is for a 28 -unit townhome development, which is not typically associated with the storage, manufacturing, or distribution of hazardous substances. As such, the proposed project will not impact the environment or wildlife resources. SECTION 5. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Site Plan Review, the Planning Commission further finds, determines and declares that: The site plan is consistent with the goals and polices embodied in the General Plan and other applicable plans and policies adopted by the Council. The Site Plan Review will allow the construction of 28 -units on the site. In an overall review of the General Plan, it is found the proposed 28 -unit development is consistent with all of the policies, programs, and goals contained therein. More specifically, General Plan Policy No. 1.1.2 states, "Provide an appropriate amount of land areas to absorb the City's future population growth." The proposed project is consistent with this policy since it will provide new residential units that can accommodate additional population growth in the City's downtown. Furthermore, an objective of the City's Housing Element (Program 5) seeks to increase the overall housing stock within the City. This includes providing sufficient housing to meet the City's share of the Regional Housing Needs Assessment (RHNA). Allowing the proposed project to be constructed will result in a 28 -unit increase to the City's housing inventory. For these reasons, approval of the Site Plan Review is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. Article IX of the Municipal Code provides zoning regulations for the development and use of private property. In this case, the subject site is located within the Downtown Downey Specific Plan, which contains all of the zoning regulations for the area. It is the intent of the Downtown Downey Specific Plan to encourage development of property in a pedestrian oriented scale. This type of development will allow people to live, work, and seek entertainment opportunities without the need to drive. To maintain the pedestrian oriented scale, the proposed development locates buildings close to the streets, provides wraparound porches and balconies that overlook Third St, and creates an active streetscape. The applicant has designed the community in a manner that accomplishes all of the goals of the General Plan and Specific Plan, while avoiding significant impacts to the neighboring properties by utilizing proper site design, good architecture, and providing active community open spaces. 3. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The proposed architectural style is "Spanish Andalusian ", which draws inspiration from other periods 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 3 Resolution No. 16 -2981 Downey Planning Commission including Spanish Colonial and Mission Revival styles. This style includes the use of white stucco siding, tile roof, varied window enhancements scalloped corbels and arches, finials, second and third floor covered and open decks, and recessed arched entries. This design will enhance the character of the project and integrate it harmoniously into the surrounding area. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project's appearance. The combination of architectural style and proposed landscaping, will serve to enhance the site and provide an aesthetic enhancement to the entire area, since it is an overall upgrade to the property and augments the quality of the streetscape. 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. Vehicle access to the site is through one of two driveways on Third St; whereas pedestrian access to the units is via a separated walkway. This design keeps a pedestrian and vehicle circulation separated from each other. This site layout works best to facilitate vehicle movement while maximizing pedestrian safety. Accordingly, the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets have been properly considered in this request. 5. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. In the City of Downey, there are a virtual plethora of architectural styles in the area. The proposed architectural style is Spanish Andalusian, which draws inspiration from other periods including Spanish Colonial and Mission Revival styles. This style includes the use of white stucco siding, tile roof, varied window enhancements scalloped corbels and arches, finials, second and third floor covered and open decks, and recessed arched entries. Additionally, the applicant has proposed an extensive landscape palette that will further enhance the project's appearance. This style is not prevalent in the area, but in staff's opinion, blends nicely with other architectural styles. The proposed architectural style is neither dissimilar nor monotonous from other buildings in the area and that this project will upgrade the overall appearance of the site and, in turn, improve the community appearance. 6. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed residential project is a 28 -unit townhome development. The Downtown Downey Specific Plan is intended to foster a pedestrian oriented environment, which will encourage residents to walk to multiple destinations. Furthermore, the development of the townhomes will eliminate the vacant lot on the site, which is an eyesore and can create negative impact on the adjoining residents. This project will result in an aesthetically pleasing streetscape (in lieu of the vacant lot). This development will promote the public health, safety, and welfare of those who work or reside in the area. 7. The proposed development's site plan and its design features will include graffiti resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. As part of this project several conditions of approval have been imposed, which include the use of graffiti resistant materials in the 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 4 Resolution No. 16 -2981 Downey Planning Commission construction of the building. Should any graffiti appear on the site, an additional condition of approval has been included that requires the applicant to have it removed within 48 hours of application. With these conditions, the design features will include be in accordance with Section 4960 of the Municipal Code. SECTION 6. Based upon the findings set forth in Sections 1 through 5 of this resolution, the Planning Commission of the City of Downey hereby approves Vesting Tentative Tract Map No. 73999 and a Site Plan Review (PLN -15- 00241), subject to conditions of approval attached hereto as Exhibit A, which are necessary to preserve the health, safety and general welfare of the community and enable the Planning Commission to make the findings set forth in the previous sections. The conditions are fair and reasonable for the accomplishment of these purposes. SECTION 7. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 4th day of May, Matias Flores, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 4th day of May, 2016, by the following vote, to wit: AYES: COMMISSIONERS: Flores, Rodriguez, NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None ABSTAIN: COMMISSIONERS: None Morales, Lujan and Owens Mary vanagh, Secretary City Planning Commission 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 5 Resolution No. 16 -2981 Downey Planning Commission VESTING TENTATIVE TRACT MAP NO. 73999, AND SITE PLAN REVIEW (PLN -15- 00241) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Vesting Tentative Tract Map No. 73999 and Site Plan Review (PLN - 15- 00241) allows for the construction of a of 28 -unit townhouse development. This approval also includes all common open space areas and the accessary structures contained therein. 2) Vesting Tentative Tract Map No. 73999 and Site Plan Review (PLN -15- 00241) shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Downey Municipal Code shall apply. 3) The Owner /Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. 4) The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 5) Prior to the final of any building permits or occupancy of any of the units, the Final Tract Map shall be approved by the City and recorded with the County of Los Angeles. 6) Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and 8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of these hours. 7) All exterior lights on the property shall be LED and shall be directed, positioned, and /or shielded such that they do not illuminate surrounding properties and the public right -of- way. 8) Exterior lights shall be un- switched and photo- sensor controlled. Lights shall be on from dusk until dawn. Porch, patio, and deck lights for the individual units shall be excluded from this condition. 9) The approved architectural style shall be as noted in the approved plans. Changes to the facades and /or colors shall be subject to the review and approval of the City Planner_ 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 6 Resolution No. 16 -2981 Downey Planning Commission 10) There shall be no roof - mounted equipment including, but not limited to, HVAC equipment. All exterior HVAC equipment shall be ground mounted and screened from view. There shall be no window or wall mounted HVAC equipment. This condition shall not be interpreted to restrict photovoltaic panels mounted to the roof. 11) All buildings and walls shall be finished with graffiti resistant materials. Prior to the issuance of building permits, the applicant shall demonstrate to the satisfaction of the City Planner, that the finished materials will comply with this requirement. 12) Any graffiti applied to the site shall be removed within 48 hours. 13) The applicant shall comply with the art in public places requirements set forth in Downey Municipal Code 8950 et seq. This shall include payment of all required fees prior to the issuance of building permits. Should the applicant exercise their right to install public art on site, the public art application (including payment of all deposits) shall be submitted prior to the issuance of building permits. 14) Drought tolerant landscaping shall be used in all landscape areas of the site. All landscape shall be installed and permanently maintained as approved by the Planning Commission. Synthetic turf is not permitted. 15) The Olea europaea (Olive) trees shall be multi -trunk trees. 16) Prior to the final of building permits, the surface of all private patios shall be finished with either hardscape, landscape, or a combination thereof. 17) All above grade back -flow preventers and check valves shall be painted green and screened from view from the public right -of -way. 18) The transformer shall wrapped in a screen print to mimic landscaping. The final design and the wrap shall be approved by the City Planner prior to installation. 19) The maximum height of all accessory structures shall not exceed 12'. 20) The south and west property line shall have a 6' tall decorative block or stucco wall. The wall shall have a stone or a rolled stucco cap. Prior to the construction of the wall, the applicant shall obtain approval of the color, style and type of the materials used. 21) Prior to the final of building permits, the applicant shall record CC &R's on the property to govern the maintenance, repair, and improvement of all common areas. This shall include, but may not be limited to, the landscaping, all utilities, exterior of buildings, exterior lighting, internal streets and walkways, and pool area. The CC &R's shall establish a Home Owners Association (HOA) and provide authority for the HOA to enforce the CC &R's. Additionally, the CC &R's shall require the following: a) All trash receptacles to be stored in the garages of the units (except during pick up day), b) Require all garages be maintained in a manner to accommodate two vehicles at all times, C) Shall prohibit parking in any of the drive - aisles. 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 7 Resolution No. 16 -2981 Downey Planning Commission CC &R's shall run with the land and shall not expire. Prior to the recording of the CC &R's, the applicant shall submit the CC &R's to the City Attorney for review and approval. A copy of the recorded CC &R's shall be provided to the City Planner to be included with the project file. 22) All project entries shall have an enhanced paving (pavers or stamped color concrete). The City Planner shall review and approval final enhanced paving prior to installation. 23) All attic venting shall be architecturally consistent with the buildings, as determined by the City Planner. Dormer vents and /or turbine vents shall not be permitted. 24) Prior to the recording of the Final Tract Map, the applicant shall pay all Park in -lieu fees, as required by Municipal Code Section 9931.8. 25) There shall be no gates across any of the driveways. 26) The units shall be photovoltaic ready. Installation of the photovoltaic system shall be made an option to new buyers at the time of sale, to the satisfaction of the City Planner. 27) The garages shall be electric vehicle charger ready. This shall include providing conduit for future electrical wire to electric vehicle charges within the garage, to the satisfaction of the City Planner. BUILDING 28) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey. 29) Prior to the commencement of construction, the applicant shall obtain all required permits. Additionally, the applicant shall obtain all necessary inspections and permit final prior to occupancy of the units. FIRE 30) Water mains shall be installed in accordance with DMC Section 3600. 31) Hydrant placement /spacing shall be in accordance with DMC Section 3610, (a), (1). "300 feet for industrial, commercial, high density or multi -unit residential areas." 32) Additional public hydrants may be required depending upon required fire flows, street width, or tactical considerations by the Fire Chief (DMC Section 3610(c)). 33) Residential Fire Sprinklers shall be installed in accordance with DMC Section 3317 and NFPA 13D or 13R, as applicable. All new building(s) constructed for any occupancy use shall be protected by an approved Automatic Fire Extinguishing System throughout, installed in accordance with current recognized standards. 34) Fire Lane signage shall be installed in accordance with DMC 3327. 35) Smoke detectors shall be installed within each residential living unit in accordance with 2013 California Fire Code section 907.2.11.2. 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 8 Resolution No. 16 -2981 Downey Planning Commission 36) Residential Addressing- due to the high density of the project, each residence shall be provided with a clearly visible address. 37) Fire Protection equipment shall be identified in accordance with 2013 California Fire Code section 509.1. "Approved signs required to identify fire protection equipment and equipment location shall be constructed of durable materials, permanently installed and readily visible." PUBLIC WORKS 38) 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. 39) Obtain permits from Public Works Department for all public improvements within the public right of way. 40) The applicant shall submit parkway improvement plans for review and approval by Public Works Department. All improvements contained in the approved plan shall be installed prior to the final of building permits. The plans shall include the following: a) Replacing the two existing marbelite streetlights on Third St. with two new 27' -8" tall metal streetlights with 8' mast arms. The new streetlights shall have Leotek 8300 lumen 87 -watt LED lamp heads and shall be painted black. The new streetlights shall match the existing 27' -8" tall street light on La Reina. The La . Reina shall be protected in place. b) Add new metal pedestrian lights (to match other pedestrian lights in the downtown) on Thirds St. and La Reina Ave. The post top lights shall be omnidirectional and have a 27 -watt LED Corn Bulb. C) All street and pedestrian lights shall be spaced at a 40' interval. d) Provide new street trees equal distance between each street and /or pedestrian light. The new street trees shall be 24" box Chinese Pistache (Pistacia chinensis) trees with a minimum 2" trunk diameter. e) Provide new decorative street furniture and trash receptacles on Third St. The design and the furniture and receptacles shall be as approved by the Director of Public Work 41) 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 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page 9 Resolution No. 16 -2981 Downey Planning Commission width and location of all existing and proposed easements, the dimensions and location of proposed dedications; the location, depth and dimensions of potable water, and sanitary sewer lines; the type of existing use, including the gross square footage of the building, and its disposition. 42) 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 "Storm Water Pollution Control Requirements for Construction Activities" to all construction and grading plans as required by the LACoDPW Stormwater Quality Management Plan (SQMP). 43) The owner /applicant shall provide that the standards of improvements, construction materials, and methods of construction shall be in conformance with the Standard Plans and Specification for Public Works Construction and as modified by the City of Downey's Standard Plans and Specifications. 44) 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. 45) Remove all construction graffiti created as part of this project within the public- right -of- way in a timely manner. 46) The owner /applicant shall provide that no easements of any type be granted over any portion of the subdivision to any agency, utility or organization (private or public), except to the City of Downey prior to recordation of the tract map. The owner /applicant shall grant easements in the name of the City shall include: a) Vehicular easements b) Walkway easements C) Drainage easements d) Utility easements 47) The owner /applicant shall install all utilities underground. 48) The owner /applicant shall furnish and install a new (min. 1 -inch) dedicated potable water service line, meter, and meter box for each unit. 49) The owner /applicant shall furnish and install backflow device in accordance with the Department of Public Works and the State and County Department of Health Services requirements. 50) The owner /applicant shall furnish and install the public potable water improvements, including extension and /or replacement of existing mains and associated facilities, necessary to provide adequate fire flow and pressure to the site. 51) 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 8150 Third St. — PLN -15 -00241 May 4, 2016 -Page 10 Resolution No. 16 -2981 Downey Planning Commission 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. 52) 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. 53) 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. 54) 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. 55) The owner /applicant shall furnish and install the public sanitary sewer improvements, including extension and /or replacement of existing mains and associated facilities, necessary to provide adequate capacity for the site as approved by the Department of Public Works and CSDLAC. 56) 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. 57) The owner /applicant shall obtain all necessary plan approvals and permits. 58) 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. 59) Utility plans shall be submitted to and approved by the Department of Public Works prior to the issuance of the grading plan permit. Submit plans to Building & Safety and Planning Divisions regarding the following: a) The use of drought tolerant plants b) Drip irrigation C) Latest Green Code standards for water fixtures, etc. 8150 Third St. — PLN -15 -00241 May 4, 2016 - Page I 1