HomeMy WebLinkAboutPC Resolution 16-2977RESOLUTION NO. 16 -2977
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN -16 -00007 (SITE PLAN REVIEW AND MODIFICATION TO A
CONDITIONAL USE PERMIT NO. 00 -14): A REQUEST TO EXPAND AN EXISTING
DAY CARE FACILITY BY ADDING A 5,280 SQUARE FOOT CLASSROOM
STRUCTURE, INCREASING THE NUMBER OF CHILDREN FROM 60 TO 124
(RANGING IN AGE FROM INFANTS TO TODDLERS), AND ADDING A 6,050
SQUARE FOOT OUTDOOR PLAY AREA, AT THE LOS ANGELES COUNTY
OFFICE OF EDUCATION PROPERTY LOCATED AT 12830 COLUMBIA WAY AND
ZONED C -2 (GENERAL COMMERCIAL)
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. An application was submitted by Hugo Monge Architects MSP (hereinafter
"applicant "), on behalf of the Los Angeles County Office of Education (hereinafter
"LACOE "), requesting a Site Plan Review to permit the development of a 4,752
square foot detached classroom structure and a 6,550 square foot outdoor play
area, on property at 12830 Columbia Way, zoned C -2 (General Commercial) (AIN
6256- 014 -905);
B. The applicant has also filed concurrently a modification to an existing Conditional
Use Permit No. 00 -14, to allow an increase in children enrollment at the existing
daycare from 60 to 124 (age ranging from infants to toddlers);
C. On April 7, 2016, a notice of the public hearing was sent to all property owners
within 500' of the subject site and the notice was published in Downey Patriot.
D. The Planning Commission held a duly noticed public hearing on April 20, 2016
and, after fully considering all oral and written testimony and facts and opinions
offered at aforesaid public hearings, adopted Resolution No. 16 -2977, approving
PLN -16- 00007.
SECTION 2. The Planning Commission further finds, determines and declares that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is categorially exempt from CEQA, pursuant to Guideline Section 15303 (Class 3,
New Construction or Conversion of Small Structures):
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Site Plan Review, the Planning Commission further finds,
determines and declares that:
A. LACOE is proposing to construct a new 4,752 square foot modular classroom
facility and, thus, request an increase in the child enrollment at the existing
daycare center from 60 to 124. The subject property has General Plan land use
designation of Commercial Manufacturing, which allows commercial uses such as
a daycare facility. The proposed daycare expansion is also consistent with
Downey's General Plan Land Use Chapter Goal 1.2, Policy 1.2.1, and Program
1.2.1.5, which states the following:
Goal 1.2. Advance livable community concepts.
Resolution No. 16 -2977
Downey Planning Commission
Policy 1.2.1. Promote livable communities concepts that allow added flexibility in
addressing land use needs.
Program 1.2.1.5. Promote the establishment of childcare centers near
transportation routes and employment centers.
One of the intended groups that the existing daycare center serves is the
employees of LACOE. The expansion of the daycare use at this location supports
Program 1.2.1.5 of the General Plan Land Use Chapter by establishing daycare
centers in proximity to job generating areas such as LACOE. The project site is
also in close proximity to the Promenade, the Discovery Sports Complex, and the
Columbia Memorial Space Center. The General Plan further encourages the City
to develop properties surrounding the Downey Landing Site (part of the
Promenade) to create this "livable community" concept in Downey. The daycare
center is situated in an ideal location where there are ample opportunities for
parents and children of the daycare center to be able to enjoy the surrounding
commercial and recreational uses.
B. The project site is zoned C -2 and the proposed 4,752 square foot childcare facility
complies with the C -2 development standards including the lot coverage, FAR,
building height, building separation, building setback, and parking requirements.
The size of the project site is 19.81 acres, but the net lot area is approximately
18.79 acres (excluding storm drain easement on site). The maximum FAR and lot
coverage for the C -2 is 1.4 and 50 %, respectively. The addition of a 4,752 square
foot classroom structure and the existing 201,000 LACOE office building are well
within the maximum FAR and lot coverage for this site. The proposed classroom
structure is also located in the middle depth of the site and comfortably meets the
building setbacks requirements of the C -2 zone. The parking requirement for a
daycare is one space per five children plus one space per 500 square feet of gross
floor area. For this project, the new 4,752 square foot new classroom structure and
the existing 5,000 square foot daycare facility require 45 parking spaces. The
existing LACOE building is an office use (1 space per 300 square foot of gross floor
area); therefore, it requires 654 parking spaces (201,000 — 5,000 = 196,000 sq.ft. /
300 sq.ft. = 654 spaces). Together the minimum parking requirement for both uses
is 699 spaces. The existing parking lot, after the project is complete, will consist of
1,332 parking spaces including 27 accessible parking spaces.
C. The proposed 4,752 square foot classroom structure is designed to be similar to
the existing LACOE building architecturally. As proposed, the classroom facility
will be further enhanced by the new landscaped walkways and expanded
playground area (6,550 square foot). The overall design of the project will
harmoniously blend with the existing LACOE building and will benefit the
surrounding local community.
D. The new 4,752 square foot classroom structure is placed adjacent to the east of
the existing 7,567 square foot outdoor play area, which is adjacent to the east of
the existing 5,000 square foot daycare facility. The new 6,550 square outdoor
play area is also located directly south of the new classroom structure. All four
components of the daycare center are situated in one area of the lot, with
convenient accessibility to the daycare center provided throughout the project
site. Drivers can use the three existing two -way driveway approaches (two on
Columbia Way; one on Ardis Avenue) to access and exit the site, and the existing
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April 20, 2016 - Page 2
Resolution No. 16 -2977
Downey Planning Commission
parking lot is large enough to allow drivers to maneuver around easily around the
site. Lighting fixtures are placed on the exterior wall of the proposed building to
provide lighting throughout the new facility and will be designed to not adversely
affect neighboring uses. The new classroom facility will also be located
approximately in the middle of the subject parcel and is architecturally designed
to be compatible with the existing LACOE building.
E. The proposed 4,752 square foot classroom structure will be similar to the existing
LACOE building architecturally; therefore, the new development will improve the
community appearance by preventing dissimilar buildings on the same lot.
F. The proposed development of a new 4,752 square foot modular classroom facility
with a 6,550 square foot outdoor play area is designed and located on the project
site to be a convenience for all people coming to visit the daycare center. The
expansion of the daycare facility is beneficial for the surrounding community since
the daycare center is already in close proximity to the Promenade, the Discovery
Sports Complex, and the Columbia Memorial Space Center. These areas will
provide and encourage opportunities for families who attend the daycare center
to enjoy their local community's provision of recreational, family, and leisure
activities. Staff strongly believes that the expansion of the daycare facility
promotes the betterment of the surrounding community's health, safety, comfort,
and welfare.
G. Conditions of approval have been added to this project to comply with Section
4960 of Chapter 10 of Article IV of the Municipal Code. This includes (1) the use
of graffiti resistant products in the construction of the building and (2) the removal
of any graffiti within 48 hours of application, which will be the responsibility of the
applicant to complete.
SECTION 4. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Modification to existing CUP, the Planning Commission
further finds, determines and declares that:
A. LACOE is requesting to increase the child enrollment of an existing childcare
facility from 60 to 124. In order to process this request, the applicant submitted a
planning application to modify the existing daycare CUP, which was approved by
the Planning Commission on June 7, 2000. In order to accommodate the
increase in child enrollment, LACOE is also proposing to construct a new 4,752
square foot detached, modular classroom facility along with a 6,550 square foot
new outdoor play area at the subject site. A site plan review application was
submitted by the applicant in order to review the new development and make
sure it complied with the C -2 zone regulations. The expansion of the existing
daycare facility is consistent with the City's General Plan Land Use Chapter Goal
1.2, Policy 1.2.1, and Program 1.2.1.5. This land use goal of creating and
encouraging a livable community environment is implemented by the proposed
daycare facility expansion. The existing daycare center is in close proximity to
major commercial developments like the Promenade, and recreational uses like
the Discovery Sports Complex, and the Columbia Memorial Space Center. By
allowing more child enrollment at the existing daycare, it also creates
opportunities for more families to enjoy their surrounding Downey community.
One of the intended groups that the daycare center serves is the children of
LACOE employees; therefore, the expansion of the daycare can benefit more
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Resolution No. 16 -2977
Downey Planning Commission
LACOE employees in having a childcare option in the same location as their
workplace.
B. The existing daycare facility and its new detached 4,752 square foot modular
classroom building will not adversely affect adjoining land uses. The existing
daycare center will continue to operate between the hours of 7 am — 6 pm,
Monday through Friday. The expanded daycare center is also situated in the
middle of a 19.81 acres lot. The new one -story classroom structure easily
complies with the building setback requirements of the C -2 zone and is, in staff's
opinion, highly unlikely for the expanded daycare use to be a detriment to the
adjoining uses. The surrounding uses of the project site include the following: 1. a
Los Angeles County Administrative building to the north, 2. 1 -105 freeway to the
south, 3. residential uses to east and west. Staff believes that the expansion of
the existing daycare benefits the surrounding local community in providing
valuable childcare services to more working families in the local community.
C. The proposed 4,752 square foot modular classroom structure will be built on a
19.81 acres lot. The new development along with the existing LACOE office
building complies with the C -2 development standards including FAR, lot
coverage, parking, and building setbacks. Staff believes that the proposed
expansion of the existing daycare facility will not be detrimental to the subject
property and is actually supported by the City's General Plan to encourage this
type of development next to major commercial uses such as the Promenade and
the Downey Landing Retail Center.
D. The project site can be accessed through Columbia Way and Ardis Avenue.
There are three two -way driveway approaches that are available to access and
exit the project site. Two of the driveways are located on Columbia Way. The
driveway on the northern portion of the subject property serves drivers coming
from south of Columbia Way, while the driveway on the southern portion of the
subject lot serves drivers coming from Adoree Street, or Columbia Way. The third
driveway is located on Ardis Avenue and is intended to serve drivers coming from
Ardis Avenue and Dalen Street. Drivers can also exit the daycare facility through
these same three driveways, but the driveway exit on the northern portion of the
lot on Columbia Way is intended for right -turns only. Given that there are three
areas of the project site that allow for both ingress and egress to the daycare
center; staff believes that the proposed expansion of the daycare use will not
impose an undue burden on local streets of the surrounding area.
SECTION 5. Based upon the findings set forth in Sections 1 through 4 of this
Resolution, the Planning Commission of the City of Downey hereby approves Site Plan Review
and Modification to existing CUP No. 00 -14, subject to conditions of approval attached hereto as
Exhibit A, which are necessary to preserve the health, safety and general welfare of the
community and enable the Planning Commission to make the findings set forth in the previous
sections. The conditions are fair and reasonable for the accomplishment of these purposes.
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Resolution No. 16 -2977
Downey Planning Commission
SECTION 6. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 20th day of April 2016.
K. Rodriguez, Vice (!,'hairman
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 20th day of April,
2016, by the following vote, to wit:
AYES:
COMMISSIONERS:
Rodriguez, Lujan and Owens
NOES:
COMMISSIONERS:
None
ABSENT:
COMMISSIONERS:
Flores and Morales
ABSTAIN;
COMMISSIONERS:
None
Mary Ca anagh, Secretary
City Planning Commission
PLN -16 -00007 —12830 Columbia Way
April 20, 2016 - Page 5
Resolution No. 16 -2977
Downey Planning Commission
PLN -16 -00007 (SITE PLAN REVIEW & MODIFICATION TO CUP 00 -14)
EXHIBIT A - CONDITIONS
PLANNING
1) The approval of this Site Plan Review allows for the construction of a 5,280 square foot
detached classroom structure and a 6,050 outdoor play area.
2) The approval of this Modification to CUP No. 00 -14 allows the existing child daycare
center to increase the number of children enrollment from 60 to 124 (child's age ranging
from 0 — 5 years old).
3) The permitted hours of operation for the childcare facility shall be restricted to 7:00 a.m.
to 6:00 p.m., Monday through Friday.
4) Site Plan Review and Modification to existing CUP No. 00 -14 (PLN -16- 00007) shall not
be construed to mean any waiver of applicable and appropriate zoning regulations, or
any Federal, State, County, and City laws and regulations. Unless otherwise expressly
specified, all other requirements of the City of Downey Municipal Code shall apply.
5) The Owner /Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
6) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
7) Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and
8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of
these hours.
8) Exterior lights shall be un- switched and photo- sensor controlled. Lights shall be on from
dusk to dawn.
9) All exterior lights on the property shall be LED and shall be directed, positioned, and /or
shielded such that they do not illuminate surrounding properties and the public right -of-
way.
10) All buildings and walls shall be finished with graffiti resistant materials. Prior to the
issuance of building permits, the applicant shall demonstrate to the satisfaction of the
City Planner, that the finished materials will comply with this requirement.
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Resolution No. 16 -2977
Downey Planning Commission
11) Any graffiti applied to the site shall be removed within 48 hours.
12) All developments in excess of $500,000 valuation that involve the construction or
reconstruction of light industrial, commercial or residential buildings (over 4 units) shall
be subject to the Public Arts Program. The Applicant shall either install public art on their
property or pay a cash payment equal to the public arts fee in accordance with the City of
Downey Manual for Arts in Public Places.
13) If City approval is contingent upon any changes to the plans as submitted, the Applicant
shall submit three copies of the revised plans, incorporating all approved amendments,
overlays, modifications, etc. to the Planning Division prior to the submittal of plan check.
14) The Applicant shall incorporate a copy of this Exhibit A, Conditions of Approval for Site
Plan Review and Modification to existing CUP 00 -14 (PLN -16- 00007), into the approved
set of building plans.
15) All roof - mounted mechanical equipment shall be screened from view. The working
drawings shall include a cross - section detail to illustrate that the height of the building
parapet is sufficient to screen all roof - mounted equipment from the view of adjoining
streets and neighboring properties.
BUILDING
16) All construction shall comply with the 2013 California Building Code and Title 24 of the
California Energy Code.
17) Prior to the commencement of construction, the applicant/owner shall obtain all required
permits. Additionally, the applicant/owner shall obtain all necessary inspection and permit
final prior to occupancy of the building.
FIRE
18) Plans to be submitted through Building and Safety and shall comply with 2013 California
Fire Code and any other pertinent requirements to be determined at time of plan
submission and review.
19) All fire lanes shall be clearly identified including the use of red curbs and signs. All fire
access shall require turn around area for fire apparatus, as approved by the Fire Chief.
20) Fire Lane signage shall be installed in accordance with DMC 3327.
21) Smoke detectors shall be installed within each classroom in accordance with 2013
California Fire Code section 907.2.11.2.
PUBLIC WORKS
22) Prior to the issuance of building permits, the applicant shall comply with the National
Pollutant Discharge Elimination System (NPDES); Ordinance 1142 of the Downey
Municipal Code (DMC); and the Low Impact Development (LID) Plan. Furthermore, the
applicant shall be required to Certify and append Public Works standard to all
construction and grading plans as required by the LACoDPW Stormwater Quality
Management Plan (SQMP).
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Resolution No. 16 -2977
Downey Planning Commission
23) If applicable, prior to the issuance of demolition permits, the applicant shall complete a
Construction & Demolition (C &D) Waste Management Plan per Article V, Chapter 8 of
the Downey Municipal Code.
24) The owner /applicant shall install all new utilities associated with this project underground.
25) If applicable, the owner /applicant shall install a site drainage plan for the site (prepared
and sealed by a registered civil engineer in the State of California) for approval by the
Engineering Division and Building and Safety Division. All lot(s) shall not have less than
one (1 %) percent gradient on any asphalt or non -paved surface, or less than one quarter
(1/4 %) percent gradient on any concrete surface.
26) All installed pavement shall consist of a minimum section of four inch (4 ") thick aggregate
base, and a minimum 2 -1/2" thick asphalt concrete pavement.
27) The owner /applicant shall obtain all necessary plan approvals and permits and shall
provide that the standards of improvements, construction materials, and methods of
construction shall be in conformance with the Standard Plans and Specification for Public
Works Construction and as modified by the City of Downey's Standard Plans and
Specifications.
H: \Community Development\Nguyen \CASES\Nlulti- Case \12830 Columbia way (CUP -SPR) \PLN -16 -00007 reso doc
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