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HomeMy WebLinkAbout2. PLN-16-00038 8117 Second StSTAFF REPORT PLANNING DIVISION DATE: OCTOBER 5, 2016 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER PREPARED BY: GUILLERMO ARREOLA, SENIOR PLANNER SUBJECT: PLN-16-00038 (SITE PLAN REVIEW) – A REQUEST TO CONSTRUCT A SIX (6) UNIT APARTMENT DEVELOPMENT LOCATION: 8117 SECOND STREET ZONING: DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN – DOWNTOWN RESIDENTIAL DISTRICT) REPORT SUMMARY CEDG, Inc. (hereinafter “applicant”) is proposing to develop the vacant 10,500 square foot lot with a six-unit, three-story, multi-family development. The dwelling units will range from 1,770 to 1,943 square feet in area, and include between 2.5 and 3.5 baths, and attached two-car garage. The project will also include on-site lighting and landscaping. Based on the analysis contained in this report, staff is recommending the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING SITE PLAN REVIEW (PLN-16-00038),THEREBY ALLOWING THE CONSTRUCTION OF A SIX UNIT APARTMENT DEVELOPMENT ON PROPERTY LOCATED AT 8117 SECOND STREET, ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN – DOWNTOWN RESIDENTIAL DISTRICT). BACKGROUND The project site is located on the north side of 2nd Street, between La Reina Avenue and Myrtle Street. The current zoning of the subject property is Downtown Downey Specific Plan – Downtown Residential District (DSP-DRD). The project site is currently vacant. The surrounding neighborhood consists of a mixture of multi-family residential uses, and single and two-story office buildings, and a public parking lot across the street. The proposed six-unit multi-family development is a permitted use in the DSP-DRD. PC Agenda Page 1 8117 Second St. – PLN-16-00038 2016 - Page 2 View of 8117 2nd Street On February 11, 2016, the applicant submitted a land use permit application to the Planning Division for the proposed six unit apartment development. In accordance with State law, staff reviewed the applications for completeness within 30 days. On March 14, 2016, staff sent out an incomplete letter to the applicant regarding additional comments and corrections that needed to be addressed at this stage to deem the applications complete. On August 22, 2016, the applicant submitted revised plans for staff review. Staff reviewed the revised plans and deemed the applications complete on September 13, 2016. In accordance with California State Law, the notice of the pending public hearing was published in the Downey Patriot and mailed to all property owners within 500’ of the subject site on September 22, 2016. DISCUSSION / AN ALYSIS Project Description The subject site is presently vacant and measures 10,500 square feet in area. The site is located within the Downtown Downey Specific Plan – Downtown Residential District (DDSP- DRD). The zoning and land use designations for the surrounding properties are as follows: General Plan, Zoning and Existing Land Use Specific Plan Zoning Existing Use Subject Site DSP (DRD) Vacant Lot North DSP DRD Multi-Family Dwellings South DSP Firestone Boulevard Gateway Public Parking Lot/United States Post Office East DSP DRD Multi-Family Dwellings West DSP DRD Tailor Shop PC Agenda Page 2 8117 Second St. – PLN-16-00038 2016 - Page 3 Standard Requirement Proposed Minimum Lot Size 5,000 sq.ft. 10,500 sq.ft. Floor Area Ratio 1.5 or 15,750 sq.ft. 1.29 13,566 sq.ft. Building Height 50 ft. / 4 stories 37’2” / 3 stories Minimum/Maximum Density 8-40 d.u. per acre 10,500 sq.ft. lot 1 unit per 1,089 sq.f.t 9 units max. Lot Coverage 60% 6,300 sq.ft. 48% 5,041 sq.ft. Minimum Unit Size (3 beds) 1,000 sq.ft. 1,770 sq.ft. – 1,943 sq.ft. Minimum Landscape Area 25% of area between front property line and front building line (156 sq.ft.) 28% 166 sq.ft. Trees Two – 24-inch box Two – 24-inch box Trees One – 36-inch box Tree Setbacks: Front Rear Side 8 ft. N/A N/A 8 ft. 12’5” 6’6” and 28’ Parking 1.5 parking spaces per unit. (9 spaces) Guest to utilize off-site public parking. 12 spaces The applicant is proposing to build six apartment units on a 10,500 square foot lot. All six dwelling units will be three stories high with an attached two-car garage. The dwelling unit sizes range from 1,770 square feet to 1,943 square feet in area, all with three (3) bedrooms. There are some very minor differences in size and layout among the units, but the general layout remains the same. Five of the six floor plans include a bedroom and bathroom adjacent to the garage on the first floor, with the exception of the front unit, which contains the living room on the first floor. This allows the building to include a front door and porch along the front elevation and address the street. Five of the six units include 3.5 baths, with one of the units (front unit) providing 2.5 baths. The second-story floor area will serve as the main social area of the building with a great room, kitchen and dining area connected in an “open concept” configuration. The balconies range in size from 38 square feet to 102 square feet in area. The site will be accessed via a single driveway on 2nd Street. The project does not include a driveway security gate. However, staff has added a condition of approval that requires the property owner install a Knox® Box only to be used by emergency vehicles only, should the property owner ever decide to install a security gate. The development already includes two proposed Knox® Boxes. One will be located at the pedestrian gate leading to the apartment units, and the other will be located at the gate to the rear common area entrance. A perimeter block wall is proposed on both side and rear property lines. The wall will be constructed primarily of precision block, with two horizontal rows of split face block. PC Agenda Page 3 8117 Second St. – PLN-16-00038 2016 - Page 4 The project will also include a 117.5 square foot trash enclosure area located at the northeast corner of the lot. Staff has added a condition of approval that requires the trash enclosure walls include the same precision block and split-face block found on the proposed perimeter block wall. The site will also be improved with decorative pavers at the driveway entrance and within the walkway within the front setback. Section 5 of the DDSP requires 1.5 parking spaces per unit. The applicant is proposing two enclosed parking spaces per unit. Typically, guest parking is included in the parking calculation, however, the DDSP states that guests “will utilize off-site (public) parking”. Architecture The proposed project includes a Modern architectural design. The design includes linear elements, and horizontal and vertical features, pop outs, all helping to create a linear inspired design common in Modern architecture. The building façades will include varying wall planes, heights, and roof lines, as well as contrasting colors and materials. The building will include a primary stucco finish, with different stucco colors throughout the building. The base color is an Omega Colortek Milky White and is found primarily along the first floor, but also on the second and third floors. The pop-outs that include the Omega Colortek Cloud Cover provide a one-inch aluminum reveals for additional visual interest. The building pop-outs that include the Omega Colortek Steel Creek color are proposed at the front entrance of the building, as well as around some of the smaller building pop-outs along the east and west elevations. The front of the building will also include a prominent change in material and color, incorporating a Hardi Cement Board (simulated horizontal wood siding) in a Timber Bark color. This contrasting accent material and color is provided at different areas of the building. The building will also include white vinyl windows, powder-coated balcony railings and awnings (Signal Gray). Both the railings and awnings provide a contrasting material to the predominantly stucco building. The garages will include taupe colored, sectional doors. Decorative LED lighting will be provided throughout the development. Lighting along the driveway portion of the lot includes impact resistant LED wall luminaires along east wall. LED wall sconces will also be provided in between the garages. The walkway along the west side of the building will include LED ceiling luminaires within each front entrance. Bollard with LED lighting will also be provided adjacent to the front walkway, as well as within the rear yard open space area. PC Agenda Page 4 8117 Second St. – PLN-16-00038 2016 - Page 5 8117 2nd Street – Design Landscape The project complies with the landscape requirements for properties located in the DDSP – Downtown Residential District. The applicant is proposing 934 square feet of total on-site landscaping. The drought tolerant, low water usage landscape palette includes: Common Name Botanical Name Size Quantity Strawberry Tree Arbutus Marina 36-inch box 5 Gallon 1 5 Burgundy Desert Willow Chilopsis Linearis ‘Burgundy’ 24-inch box 3 Variegated Flax Lily Dianella Tasmanica ‘Variegata’ 1 gallon 11 Blue Fescue Festuca Glauca 1 gallon 67 Soap Aloe Aloe Maculata 2 gallon 7 Red Cross Kangaroo Paw Anigozanthus ‘Red Cross’ 5 gallon 17 PC Agenda Page 5 8117 Second St. – PLN-16-00038 2016 - Page 6 The east property line will include three-foot wide landscape planter with a combination of variegated flax lily dianella, and strawberry trees. Two-foot wide planters will be located adjacent to the walkway along the west property line and will include red cross kangaroo paw, soap aloe, and variegated flax lily daniella plants. The open space located along the rear of the property will contain three, 24-inch box Burgundy desert willow trees, within Native Bent Grass lawn. The rear open space area will also include concrete benches. ENVIRONMENTAL ANALYSIS In accordance with the provisions of the California Environmental Quality Act (CEQA), staff has determined that the proposed development is categorical exempt, pursuant to Section 15332 (In-fill Development) of the CEQA Guidelines. Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of CEQA. The project is categorically exempted under this Section because it is consistent with the General Plan land use designation and complies with the DDSP development standards. The project site is also less than five acres, surrounded by existing urban uses, and not known as a habitat for endangered species or any other wildlife. In addition, it is staff’s opinion that the proposed project is not likely to result in causing any significant effect to the existing traffic, noise, air quality, or water quality, and would also be served by all required utilities and public services. FINDINGS 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 site is zoned Downtown Downey Specific Plan – Downtown Residential District, which encourages residential, multi-family developments. The project further supports the goals and policies of the DDSP by proposing a multi-family project that helps absorb the existing and future population growth of the City (Policy 1.1.2.).The development of the multi-family housing is also supported by Policy 8.1.1, which encourages quality architectural materials and design. The project further supports the goals and policies of the General Plan by proposing a residential project that would enhance its surrounding neighborhood (Policy 1.4.2.) and by Policy 2.2 of the City’s Housing Element, which encourages in-fill development and the recycling of land to provide adequate residential sites. Overall, the proposed residential development would help add to the City’s existing housing inventory and also contribute to the City’s Regional Housing Need Allocation. 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 project site is located within the Downtown Downey Specific Plan – Downtown Residential District, which permits the development of multi-family housing by right. In accordance with Article IX of the City’s Municipal Code, the applicant has applied for a site plan review application to make sure the project complies with the DDSP PC Agenda Page 6 8117 Second St. – PLN-16-00038 2016 - Page 7 development standards. The project as proposed complies with the development standards of the DDSP – Downtown Residential District. 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. As discussed previously in this report, the proposed development of the six residential apartment units fit in harmoniously with the existing character of the neighborhood, and will enhance the character and design of the site. The architecture of the dwelling units is a simplistic, modern design, which mimics the rectilinear elements found in Modern architecture. The landscape palette consists of drought tolerant planting materials that are well placed throughout the site. Together, the architecture and landscaping designs create a pleasing aesthetic effect that will certainly benefit the surrounding community. 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 site design and overall integration of the landscaping, building orientation, and driveway access was well-envisioned by the applicant. The landscaping around the front building façades creates a nice transitional buffer between the residences and the public right-of-way and street. This project also incorporates decorative stamped concrete at the driveway entrances to the subject site and landscaping along the east property line, thus preventing a long barren driveway with no visual appeal. E. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. The project will enhance the existing neighborhood, which is a mix of office buildings and residential developments. The dwelling units are designed to avoid monotony by recessing façades to break up the massing of the structures, as well as varying roof heights. The use of different colored stucco wall plains and elements, as well as contrasting brown (Timber Bark), Hardy cement boards (to simulate wood siding) on key sections of the buildings, add texture and visual interest to the overall design of the building. F. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed development will eliminate a vacant site that is covered with overgrown weeds, trash and debris. The new multi-family development will upgrade the value of the property and have a positive effect on neighboring properties. This project further supports the City’s General Plan mission of achieving a safe community for all residents to enjoy. PC Agenda Page 7 8117 Second St. – PLN-16-00038 2016 - Page 8 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. 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. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this application. CONCLUSION Based on the analysis provided in this staff report and the findings made for the three required entitlements, staff recommends that the Planning Commission approve the Site Plan Review (PLN-16-00038) subject to the recommended conditions of approval. EXHIBITS A. Aerial and Zoning Map of Property B. Draft Resolution C. Project Plans PC Agenda Page 8 8117 Second St. – PLN-16-00038 2016 - Page 9 EXHIBIT A AERIAL VIEW OF 8117 SECOND ST. Project Site PC Agenda Page 9 8117 Second St. – PLN-16-00038 2016 - Page 10 ZONING MAP OF 8117 SECOND ST. PC Agenda Page 10 RESOLUTION NO. 16-_____ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING A SITE PLAN REVIEW, THEREBY ALLOWING THE CONSTRUCTION OF SIX-UNIT, THREE STORY MULTI-FAMILY DEVELOPMENT ON PROPERTY LOCATED AT 8117 SECOND STREET, DOWNTOWN DOWNEY SPECIFIC PLAN – DOWNTOWN RESIDENTIAL DISTRICT). 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 February 11, 2016, the applicant submitted a request for the Site Plan Review, to allow the construction of a six-unit multifamily development on the vacant site. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On August 22, 2016, the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on September 6, 2016; and, C. On September 22, 2016, notice of the pending application published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, D. The Planning Commission held a duly noticed public hearing on October 5, 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 the environmental impact of the proposed project has been reviewed and has been found to be in compliance with the California Environmental Quality Act (CEQA) and is categorically exempt from CEQA, pursuant to Guideline Section 15332 (In-fill Development). 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: 1. The project site is zoned Downtown Downey Specific Plan – Downtown Residential District, which encourages residential, multi-family developments. The project further supports the goals and policies of the DDSP by proposing a multi-family project that helps absorb the existing and future population growth of the City (Policy 1.1.2.).The development of the multi-family housing is also supported by Policy 8.1.1, which encourages quality architectural materials and design. The project further supports the goals and policies of the General Plan by proposing a residential project that would enhance its surrounding neighborhood (Policy 1.4.2.) and by Policy 2.2 of the City’s Housing Element, which encourages in-fill development and the recycling of land to provide adequate residential sites. Overall, the proposed residential development would help add to the City’s existing housing inventory and also contribute to the City’s Regional Housing Need Allocation. PC Agenda Page 11 Resolution No. 16- Downey Planning Commission 8117 Second Street – PLN-16-00038 October 5, 2016 - Page 2 2.The project site is located within the Downtown Downey Specific Plan – Downtown Residential District, which permits by right the development of multi-family housing. In accordance with Article IX of the City’s Municipal Code, the applicant has applied for a site plan review application to make sure the project complies with the DDSP development standards. The project as proposed complies with the development standards of the DDSP – Downtown Residential District. 3.As discussed previously in this report, the proposed development of the six residential apartment units fit in harmoniously with the existing character of the neighborhood, and will enhance the character and design of the site. The architecture of the dwelling units is a simplistic, modern design, which mimics the rectilinear elements found in Modern architecture. The landscape palette consists of drought tolerant planting materials that are well placed throughout the site. Together, the architecture and landscaping designs create a pleasing aesthetic effect that will certainly benefit the surrounding community. 4.The site design and overall integration of the landscaping, building orientation, and driveway access was well-envisioned by the applicant. The landscaping around the front building façades creates a nice transitional buffer between the residences and the public right-of-way and street. This project also incorporates decorative stamped concrete at the driveway entrances to the subject site and landscaping along the east property line, thus preventing a long barren driveway with no visual appeal. 5.The project will enhance the existing neighborhood, which is a mix of office buildings and residential developments. The dwelling units are designed to avoid monotony by using façade recessing to break up the massing of the structures, as well as varying roof heights. The use different colored stucco wall plains and elements, as well as contrasting brown (Timber Bark) Hardy cement boards (to simulate wood siding) on key sections of the buildings, add texture and visual interest to the overall design of the building. 6.The proposed development will eliminate a vacant site with overgrown weeds, trash and debris. The new multi-family development will upgrade the value of the property and have a positive effect on neighboring properties. This project further supports the City’s General Plan mission of achieving a safe community for all residents to enjoy. 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. 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. Based upon the findings set forth in Sections 1 through 3 of this resolution, the Planning Commission of the City of Downey hereby approves Site Plan Review (PLN-16- 00038) 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 PC Agenda Page 12 Resolution No. 16- Downey Planning Commission 8117 Second Street – PLN-16-00038 October 5, 2016 - Page 3 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 5th day of October , 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 5th day of October, 2016, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission PC Agenda Page 13 Resolution No. 16- Downey Planning Commission 8117 Second Street – PLN-16-00038 October 5, 2016 - Page 4 EXHIBIT A - CONDITIONS SITE PLAN REVIEW (PLN-16-00038) PLANNING 1) The approval of this Site Plan Review (PLN-16-00038) allows for the construction of a six-unit residential multi-family development, which also includes all parking areas, landscaping and accessary structures contained therein. 2) Site Plan Review (PLN-16-00038) 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) 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. 6) 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. 7) Exterior lights shall be un-switched and photo-sensor controlled. Lights shall be on from dusk until dawn. Porch lights for the individual units shall be excluded from this condition. 8) 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. 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. PC Agenda Page 14 Resolution No. 16- Downey Planning Commission 8117 Second Street – PLN-16-00038 October 5, 2016 - Page 5 10) Any graffiti applied to the site shall be removed within 48 hours. 11) 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. 12) 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. 13) All above grade back-flow preventers, check valves, and transformers shall be painted green and screened from view from the public right-of-way. 14) The maximum height of all accessory structures shall not exceed 12’. 15) 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. 16) 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. 17) No above ground transformer shall be located within the front yard. The final transformer location shall be approved by the City Planner prior to installation. 18) A photovoltaic system shall be installed for all units. Installation of the photovoltaic system shall be to the satisfaction of the City Planner and Building Official. 19) The garages shall be electric vehicle charger ready. This shall include providing a minimum one-inch conduit and junction box for electrical vehicle charger connection within the garage. Nothing is this condition shall be meant to prohibit the landlord from providing a vehicle charger as a “value added” service to the tenants. 20) The north, east, and west property lines shall include a 6’ decorative block wall with a stone cap. Prior to the construction of the wall, the applicant shall obtain City Planner approval of the color, style and type of the materials used. BUILDING 21) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey. 22) 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 23) All construction shall comply with the most recent version of the California Fire Code, as adopted by the City of Downey. PC Agenda Page 15 Resolution No. 16- Downey Planning Commission 8117 Second Street – PLN-16-00038 October 5, 2016 - Page 6 24) An automatic residential fire sprinkler system shall be installed. All fire protection systems shall require City of Downey Building and Safety or Fire Department permits. 25) Installation of approved Automatic Fire Extinguishing System shall be installed in accordance with nationally recognized standards. 26) The applicant shall install a public fire hydrant(s) depending upon fire flows, street width, center dividers or other physical barriers, existing or anticipated traffic volume (DMC 3610). 27) Portable fire extinguishers shall be provided in accordance with CFC 2013-Sction 906. 28) Each residential unit shall have approved addressing affixed to the unit, per California Fire Code 505. 29) The applicant shall install a Knox® Rapid Entry System: key switch for gate entry. The Knox® Box’s shall be mounted at a height not greater than 10-feet for protruding boxes or six (6) feet for flush mounted boxes. All gated entrance (pedestrian/auto) shall be provided with a “Knox® Access” system approved by the Fire Department. PUBLIC WORKS 30) 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. 31) Obtain permits form Public Works Department for all public improvements within the public right of way. 32) Submit public improvement plan(s) for review and approval by Public Works Department. 33) 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; and the type of existing use, including the gross square footage of the building, and its disposition. 34) Comply with the National Pollutant Discharge Elimination System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC); and the Low Impact Development (LID) PC Agenda Page 16 Resolution No. 16- Downey Planning Commission 8117 Second Street – PLN-16-00038 October 5, 2016 - Page 7 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). 35) 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. 36) The owner/applicant shall install all utilities underground. 37) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each unit. 38) 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. 39) 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. 40) 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. 41) 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. 42) 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. 43) 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). 44) 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. PC Agenda Page 17 Resolution No. 16- Downey Planning Commission 8117 Second Street – PLN-16-00038 October 5, 2016 - Page 8 45) 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. 46) The owner/applicant shall obtain all necessary plan approvals and permits. 47) 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. 48) 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. PC Agenda Page 18