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HomeMy WebLinkAbout1. PLN-16-00295Agenda Page 1 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 2 9041 IMPERIAL HIGHWAY, ZONED C-2 (GENERAL COMMERCIAL) AND P-B (PARKING BUFFER). BACKGROUND The project site is located on the north side of Imperial Highway, to the east of Lakewood Boulevard and to the west of Rose Avenue and has an area of 36,805 square feet. The current zoning of the property is C-2 (General Commercial) for 211 feet of the southern portion of the lot along Imperial Highway and P-B (Parking Buffer) for 66 feet along the rear lot line. The site has a General Plan designation of GC (General Commercial). In 1979, a Conditional Use Permit was obtained to develop the site with two, one-story commercial and office buildings, totaling 13,405 square feet, and 59 parking spaces. The surrounding uses include a commercial center directly adjacent and to the east of the subject property, as well as residential uses to the north, south, west, and northeast. The site is surrounded by a mix of multi-family developments, single family neighborhoods, as well as a commercial development directly abutting the site to the east. The zoning and land use designations for the surrounding properties are as follows: General Plan, Zoning and Existing Land Use General Plan Zoning Existing Use Subject Site General Commercial C-2/P-B Commercial/ Office North Medium Density Residential R-3 Apartments South General Commercial C-2/P-B Hotel (Regency Inn & Suites) East General Commercial C-2/P-B Commercial/Retail West General Commercial C-2 Mobile Home Park Project site as viewed from Imperial Highway Agenda Page 2 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 3 On December 7, 2016, the applicant submitted two entitlement requests (Zone Change and Site Plan Review) to the Planning Division for the proposed rezoning of the property and the construction of a two-story medical office building. In accordance with State law, Staff reviewed the applications for completeness within 30 days. On December 21, 2016, Staff sent out an incomplete letter to the applicant regarding additional comments and corrections that needed to be addressed in order to deem the application complete. On January 11, 2017, the applicant resubmitted plans for Staff review. Staff reviewed the revised plans and deemed the application complete on January 18, 2017. 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 January 19, 2017. DISCUSSION Zone Change The project is presently zoned C-2 (General Commercial) and P-B (Parking Buffer), with a General Plan Land Use designation of General Commercial (GC). The C-2 Zone is intended to provide for and encourage the orderly development of general commercial uses, with a wide variety of goods and services, for the residents of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development. In 2008, the P-B zone was eliminated, however, in recognition of this action, properties with the P-B zoning designation are rezoned when the Planning Commission considers other discretionary actions on said properties. The proposed change of zone will be consistent with the policies and land use designations of the General Plan. The Zoning Maps below illustrate the existing and proposed zoning of the subject property and the adjacent properties: Existing Zoning Map Agenda Page 3 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 4 Proposed Zoning Map Site Plan Review - Project Description The applicant is proposing to construct a two-story, 11,797-square-foot medical office building. The building will specifically be used as a dialysis treatment center. The ground floor of the building will be a mix of covered parking and offices. The first floor of the proposed building is 2,688 square feet and includes an elevator and stairs leading to the second floor, a conference room, restrooms, and storage and equipment rooms. The second floor of the building is 9,780 square feet and will be where patients go for dialysis treatment. This floor includes the waiting room and several offices. The building is accessible through one, 28-foot wide driveway complete with radius returns. This development will include both covered and uncovered parking. The covered parking will be located adjacent to the first floor and will be covered by the second floor. The remainder of the parking will be installed along the northern and eastern property lines. The parking along the western property line is located to the rear of the proposed trash enclosure, which is located to the rear of the building. A seven-foot tall wrought iron fence will be placed alone the west, north, and easterly property lines to the north of the building. The building is easily accessible by pedestrians and vehicular traffic in that there is an entrance into the building from Imperial Highway. Additionally, there is an entrance into the first floor from the covered parking area and from the rear of the building. A review of the project development standards is as follows: Agenda Page 4 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 5 Standard Requirement Proposed Lot Coverage 50% max 20% Building Height 45 ft. / 3 stories 36 ft. / 2 stories Floor Area Ratio 1.4 0.32 Landscape Area 10% of lot min. 23% Setbacks: Front Rear Side  Interior (West)  Interior (East) 15’ 46’ 0’ 0’ 21’ 124’ 5’ 30’  Parking (Medical Office) 1 per 200 square feet of gross floor area Total: 59 spaces 59 spaces As noted above, the proposed project meets the development standards for the C-2 Zone. Architecture Rendering of site from Imperial Highway The proposed project features a Modern architectural design. The design includes various elements and horizontal and vertical features, all helping to create a linear inspired design common in Modern architecture. The building façade will include varying wall planes as well as contrasting colors and materials. The building was designed closer to the street line to attract pedestrian traffic along Imperial Highway. Patients and employees will be able to enter the building from the front entrance along Imperial Highway or from the parking areas. The building use a hardieplank lap siding painted Agenda Page 5 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 6 Sherwin Williams “Extra White” along the second floor. Sherwin Williams “Naval” will be used along the trim. “Smoky Blue” will be used to paint the majority of the second story. The first floor will be painted “Earl Gray”. El Dorado Stone in Tundra Brick “Ashland” will be placed as a wainscot along the skirt of the building. Anodized aluminum sunshades are place along the tops of the windows to create dimension. Landscape The development will contain a total of 8,445 square feet of landscaping throughout the lot; specifically, 6,244 square feet will be distributed throughout the parking area. These calculations include the setbacks, planters, and the existing palm trees that are to remain. In accordance with the City’s landscape regulations, the proposed project will need to provide a total of 19 on site-trees of various sizes. There are currently five (5) mature Palm trees on site that will remain and are included in the tree count. The applicant will be planting additional trees in the following sizes: Size Required Proposed Common Name 48” Box 10% (2) 2 Pink Dawn Chitalpa 36” Box 10% (2) 2 African Sumac 24” Box 15% (3) 3 Keith Davey Chinese Pistache 15 Gallon 60% (7) 7 Ketih Davey Chinese Pistache African Sumac Other 5% (1) 5 Palm (Existing) Total 19 19 The City’s landscape regulation requires the use of drought tolerant landscape (minimum 75% of total non-turf material used must be drought tolerant). The applicant is proposing to use a water wise planting palate (low water usage) for the proposed landscaping, which includes: Botanical Name Common Name Size Callistemon Citrinus Lemon Bottlebrush 5 gallon Dietes Vegets African Iris 5 gallon Dodonaea viscosa ‘Purpurea’ Purple Leafed Hopseed Bush 5 gallon Feijoa Sellowiana Pineapple Guava 5 gallon Grevillea x ‘Noelli’ Grevilea 5 gallon Kniphofia uvaria Torchlily 5 gallon Lantana camara ‘Radiation’ Radiation Lantana 5 gallon Myrsine Africana ‘Scarlett Marglin’ Variegated African Boxwood 5 gallon Nandina domestic Heavenly Bamboo 5 gallon Pennisetum setaceum ‘Eaton Canyon’ Eaton Canyon Fountain Grass 5 gallon Phornum tenax ‘Atropurpureum Compactum’ Purple New Zealand Flax 5 gallon Phorum tenax ‘Bronze Baby’ Bronze Baby New Zealand Flax 5 gallon Rhamnus alaternus ‘Variegata’ Italian Buckhorn 5 gallon Rhaphiolepis indica ‘Pink Lady’ Pink Lady Indian Hawthorn 5 gallon Agenda Page 6 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 7 Botanical Name (cont.) Common Name Size Rosamrinus officinalis ‘Tuscan Blue’ Tuscan Blue Rosemary 5 gallon Salvia leucantha Mexican Bush Sage 5 gallon Xylosma congestum ‘Compacta’ Compact Xysloma 5 gallon In addition to the trees, shrubs, and hedges found throughout the project site, a three-inch layer of walk-on bark will be provided within all landscape planters. The landscaping along the rear property line will not be less than six feet in height at the time of planting and no less than 15 feet at maturity. This will provide screening of the site for the abutting residential units. DEVELOPMENT REVIEW COMMITTEE The City’s Development Review Committee reviewed the project on December 15, 2016. The Fire Department had concerns regarding the size of the elevator to ensure emergency access. The Public Works department is requiring various sidewalk improvements. The Police Department expressed concerns regarding safety of the site from the surrounding properties. Conditions have been included to address both concerns. 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 the property is consistent with the General Plan land use designation and complies with the C-2 development standards. The project is also developed on a parcel of less than five acres and is surrounded by urban uses. The project site is also not a known habitat for endangered species or any other wildlife, as it is presently developed with a vacant parking lot. In addition, the proposed project is not likely to result in causing any significant effect to the existing traffic, noise, air quality, or water quality. The proposed development would also be served by all required utilities and public services. FINDINGS Zone Change 1. That the zone change is necessary and desirable for the development of the community in harmony with the objectives of the General Plan and this chapter and is in the interest or furtherance of the public health, safety, and general welfare. The subject site has a General Plan Land Use Designation of General Commercial, which is implemented with the C-2 zone. Although portions of the property are currently zoned P-B, the P-B zoning has been phased out of the Zoning Code. This action would bring the entire property into compliance with the General Plan Land Use Designation. Furthermore, this action is in compliance with Program 1.3.2.3 of the General Plan, which states, “Change the zoning of properties where inconsistent with the General Plan Land Use Designation.” Agenda Page 7 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 8 2. That the zone change will be compatible and complementary to existing conditions and adjoining property in the surrounding area. The zone change will rezone the entire property to be within the C-2 zone. This is consistent with the other properties along Imperial Highway, which are also in the C-2 zone. Notwithstanding this, the C-2 zone requires a 46’ setback from all adjoining residential properties. This additional setback provides protection to said residential properties, thus making the C-2 zone compatible. 3. That the site is adequate in size to accommodate the uses permitted in the zone requested and that all applicable property development standards can be complied with. The minimum size requirement for new parcels in the C-2 zone is 10,000 square feet in size; however, the subject parcel comprises 36,805 square feet. Inasmuch as the property exceeds is over three times the minimum required, it has sufficient size to allow C-2 uses to be developed in a manner that will meet the development standards set forth in the code. 4. That the site properly relates to streets and highways designed and fully improved to carry the type and quantity of traffic that is expected to be generated in the area and that utilities exist or are planned which will adequately serve the property as rezoned. The subject site is located on the north side and accessed via Imperial Highway, which according to the General Plan is a major arterial. This portion of Imperial Highway contains six travel lanes (three in each direction) and has been designed to accommodate traffic generated from the various C-2 properties that front the street. Eliminated the P-B zone on this site will not increase the anticipated traffic generated by new uses since the majority of the parcel is already zoned C-2. 5. That the proposed zone change is in general conformance with the General Plan and General Plan land use designation for the parcel. As noted in the first finding, the subject site has a General Plan Land Use Designation of General Commercial, which is implemented with the C-2 zone. Although portions of the property are currently zoned P-B, the P-B zoning has been phased out of the Zoning Code. This action would bring the entire property into compliance with the General Plan Land Use Designation. Site Plan Review The Site Plan Review allows the Planning Commission to review the site layout, as well as the architectural style of the buildings. In order to approve the Site Plan Review, the Planning Commission must adopt the following seven findings: 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 has a zoning designation of GC – General Commercial. According to the General Plan, the General Commercial designation allows for a full range of commercial Agenda Page 8 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 9 uses including shopping centers, automobile dealerships, hotels, offices, and automobile repair, and is meant to serve a larger area of the City. As such, the development of this site with a medical office building meets the goals of the General Plan; specifically, General Plan Goal 1.1, to provide sufficient land areas for uses that serve the needs of residents, visitors, and businesses. B. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. Pursuant to Article IX, Section 9314.02, the intent and purpose of the Commercial Zone regulations is to ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located. Specifically, the C-2 Zone is intended to provide for and encourage orderly development of general commercial uses, with a variety of goods and services, for the residents of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development. The proposed medical office building will be used as a dialysis treatment center. As such, this will provide a service to the adjacent, noncommercial uses, for Downey residents and visitors to Downey. As such, this development is in accordance with the purposes and objectives of the C-2 Zone. C. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The proposed medical building is designed in such a way as to have a minimal visual impact to the area. The building is two-stories in height, which is proportional to the apartment building, located to the north of the site, and is also proportional to the motel located south of Imperial Highway. The proposed building will bring modern architecture, color, architectural articulation, and curb appeal to the site where there is currently two, one-story buildings that match the shopping center to the east of the site. The design of the building will enhance the character of neighboring vicinity and create a harmonious blend between the adjacent sites. 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 relationship of the building to the street creates a welcoming entrance into the building and is pedestrian friendly. The location of the parking spaces throughout the development gives consideration to the patients who will be using these facilities. With three entry points to the building, the site has been designed to achieve the most functionality. E. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. Agenda Page 9 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 10 The project will enhance the existing commercial and residential uses in the area. The existing buildings on the site will be replaced with a new style of architecture for the area that will break up the street elevation of Imperial Highway. The quality of materials, design, and variation in colors will give a different look to the area without being out of place. 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 includes the development of a medical office building that will replace several commercial tenants. The proposed building is significantly smaller in size than the existing two buildings. The traffic generated from this use will be primarily by patients and employees of this building. Therefore, there will be a less intensive use on this lot than the existing commercial uses that exist. Additionally, the design of the building will enhance the look of the streetscape through its unique architectural style. 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 The project contains proper site layout, avoids impacts to neighboring properties, and includes an aesthetically pleasing architectural design. Based on the analysis provided in this staff report, staff feels that all of the required findings can be made in a positive manner, therefore, staff recommends that the Planning Commission approve Site Plan Review and Zone Change Variance (PLN-16-00295), subject to the recommended conditions of approval. EXHIBITS A. Maps B. Draft Planning Commission Resolution C. Project Plans Agenda Page 10 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 11 Exhibit ‘A’ - Maps Aerial Photograph Agenda Page 11 9041 Imperial Highway – PLN-16-00295 February 1, 2017 - Page 12 Zoning Map Agenda Page 12 RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY RECOMMENDING THE CITY COUNCIL OF THE CITY OF DOWNEY APPROVE A ZONE CHANGE (PLN-16-00295), THEREBY REZONING PROPERTY LOCATED AT 9041 IMPERIAL HIGHWAY FROM C-2 (GENERAL COMMERCIAL) AND P-B (PARKING BUFFER) TO 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. On December 7, 2016, the applicant submitted a request for a Zone Change and Site Plan Review to eliminate the P-B (Parking Buffer) zone on the subject site and to allow the construction of a 11,797 square-foot medical office building. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On January 11, 2017 the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on January 18, 2017; and, C. On January 19, 2017, 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 February 1, 2017, 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 Zone Change, the Planning Commission further finds, determines and declares that: 1. That the zone change is necessary and desirable for the development of the community in harmony with the objectives of the General Plan and this chapter and is in the interest or furtherance of the public health, safety, and general welfare. The subject site has a General Plan Land Use Designation of General Commercial, which is implemented with the C-2 zone. Although portions of the property are currently zoned P-B, the P-B zoning has been phased out of the Zoning Code. This action would bring the entire property into compliance with the General Plan Land Use Designation. Furthermore, this action is in compliance with Program 1.3.2.3 of the General Plan, which states, “Change the zoning of properties where inconsistent with the General Plan Land Use Designation.” 2. That the zone change will be compatible and complementary to existing conditions and adjoining property in the surrounding area. The zone change will rezone the entire Agenda Page 13 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 2 property to be within the C-2 zone. This is consistent with the other properties along Imperial Highway, which are also in the C-2 zone. Notwithstanding this, the C-2 zone requires a 46’ setback from all adjoining residential properties. This additional setback provides protection to said residential properties, thus making the C-2 zone compatible. 3. That the site is adequate in size to accommodate the uses permitted in the zone requested and that all applicable property development standards can be complied with. The minimum size requirement for new parcels in the C-2 zone is 10,000 square feet in size; however, the subject parcel comprises 36,805 square feet. Inasmuch as the property exceeds is over three times the minimum required, it has sufficient size to allow C-2 uses to be developed in a manner that will meet the development standards set forth in the code. 4. That the site properly relates to streets and highways designed and fully improved to carry the type and quantity of traffic that is expected to be generated in the area and that utilities exist or are planned which will adequately serve the property as rezoned. The subject site is located on the north side and accessed via Imperial Highway, which according to the General Plan is a major arterial. This portion of Imperial Highway contains six travel lanes (three in each direction) and has been designed to accommodate traffic generated from the various C-2 properties that front the street. Eliminated the P-B zone on this site will not increase the anticipated traffic generated by new uses since the majority of the parcel is already zoned C-2. 5. That the proposed zone change is in general conformance with the General Plan and General Plan land use designation for the parcel. As noted in the first finding, the subject site has a General Plan Land Use Designation of General Commercial, which is implemented with the C-2 zone. Although portions of the property are currently zoned P- B, the P-B zoning has been phased out of the Zoning Code. This action would bring the entire property into compliance with the General Plan Land Use Designation. 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 recommends that the City Council of the City of Downey rezone the subject site from C-2 (General Commercial) and P-B (Parking Buffer) to C-2 (General Commercial). SECTION 5. The Secretary shall certify the adoption of this Resolution. [signatures on next page] Agenda Page 14 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 3 PASSED, APPROVED AND ADOPTED this 1st day of February, 2017. Matias Flores, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 1st day of February, 2017, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 15 RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING SITE PLAN REVIEW (PLN-16-00295), THEREBY ALLOWING THE CONSTRUCTION OF A ONE, TWO-STORY, 11,797 SQUARE-FOOT MEDICAL OFFICE BUILDING ON PROPERTY LOCATED AT 9041 IMPERIAL HIGHWAY, ZONED C-2 (GENERAL COMMERCIAL) AND P-B (PARKING BUFFER). 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 December 7, 2016, the applicant submitted a request for a Zone Change and Site Plan Review to eliminate the P-B (Parking Buffer) zone on the subject site and to allow the construction of a 11,797 square-foot medical office building. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On January 11, 2017 the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on January 18, 2017; and, C. On January 19, 2017, 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 February 1, 2017, 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 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 has a zoning designation of GC – General Commercial. According to the General Plan, the General Commercial designation allows for a full range of commercial uses including shopping centers, automobile dealerships, hotels, offices, and automobile repair, and is meant to serve a larger area of the City. As such, the development of this site with a medical office building meets the goals of the General Plan; specifically General Plan Goal 1.1, to provide sufficient land areas for uses that serve the needs of residents, visitors, and businesses. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. Pursuant to Article IX, Section 9314.02, the Agenda Page 16 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 2 intent and purpose of the Commercial Zone regulations is to ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located. Specifically, the C-2 Zone is intended to provide for and encourage orderly development of general commercial uses, with a variety of goods and services, for the residents of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development. The proposed medical office building will be used as a dialysis treatment center. As such, this will provide a service to the adjacent, noncommercial uses, for Downey residents and visitors to Downey. As such, this development is in accordance with the purposes and objectives of the C-2 Zone. 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 medical building is designed in such a way as to have a minimal visual impact to the area. The building is two-stories in height, which is proportional to the apartment building, located to the north of the site, and is also proportional to the motel located south of Imperial Highway. The proposed building will bring modern architecture, color, architectural articulation, and curb appeal to the site where there is currently two, one- story buildings that match the shopping center to the east of the site. The design of the building will enhance the character of neighboring vicinity and create a harmonious blend between the adjacent sites. 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The site design and overall integration of the landscaping, building orientation, and driveway access was well-envisioned by the applicant. The relationship of the building to the street creates a welcoming entrance into the building and is pedestrian friendly. The location of the parking spaces throughout the development gives consideration to the patients who will be using these facilities. With three entry points, the site has been designed to achieve the most functionality. 5. 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 commercial and residential uses. The existing buildings on the site will be replaced with a new style of architecture for the area that will break up the street elevation of Imperial Highway. The quality of materials, design, and variation in colors will give a different look to the area without being out of place. 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 development includes the development of a medical office building that will replace several commercial tenants. The proposed building is significantly smaller in size than the existing two buildings. The traffic generated from this use will be primarily by patients and employees of this building. Therefore, there will be a less intensive use on this lot than the existing commercial uses that exist. Additionally, the design of the building will enhance the look of the streetscape through its unique architectural style. Agenda Page 17 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 3 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- 00295) 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 5. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 1st day of February, 2017. Matias Flores, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 1st day of February, 2017, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 18 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 4 SITE PLAN REVIEW (PLN-16-00295) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Site Plan Review (PLN-16-00295) allows for the construction of one, two-story, 11,797 square-foot medical office building inclusive of all parking and landscaping as shown in the plans dated January 11, 2017. 2) This Site Plan Review (PLN-16-00295) 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) 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. 8) 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. 9) Any graffiti applied to the site shall be removed within 48 hours. 10) 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 Agenda Page 19 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 5 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. 11) 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. 12) The landscaping along the rear property line must be no less than six feet in height at the time of planting and no less than 15 feet in height at the time of maturity. 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) 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. 15) All bollards on the site shall be decorative and match the architectural style of the building. Final approval of the style shall require City Planner approval. 16) The driveway approach shall include radius returns. 17) Prior to the occupancy of the building, the applicant shall provide a seven (7) foot tall wrought iron fence on the east, north, and west property lines on all portions of property to the north (rear) of the building. The final design of the fence shall incorporate requirements set forth in Condition No. 20 below. Prior to issuing building permits for the fence. The applicant shall obtain approval from the City Planner on the design of said fence. BUILDING 18) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey. 19) 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. POLICE 20) The wrought iron fence on the property lines on the north side of the building shall have all pickets curved outward to prevent scaling of the fence. FIRE 21) All construction shall comply with the most recent version of the California Fire Code, as adopted by the City of Downey. 22) An automatic fire sprinkler system shall be installed. All fire protection systems require City of Downey Building and Safety or Fire Department permits. Agenda Page 20 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 6 23) Installation of approved fire extinguishing system in accordance with DMC Section 3319. 2013 CFC, and applicable NFPA standards. A separate plans and permit shall be obtained for the residential fire sprinkler system. 24) Fire lanes shall be posted in accordance with the CFC and the California Vehicle Code (C.V.C.), Section 22500.1 which requires: A sign, citing C.V.C. 22500.1, posted immediately adjacent to, and visible form, the designated place clearly stating that the place is a fire lane; Outlining or painting the place in red and, in contrasting color, marking the place with the words “FIRE LANE” which are visible from the vehicle, OR by a red curb or red paint on the edge of the roadway which is clearly marked by the words “FIRE LANE”. The required width of a fire lane shall not be obstructed in any manner, including stopping or parking of vehicles. Entrances to fire lanes which have been close with gates or barriers, approved by the Fire Department shall not be obstructed. The minimum Fire lane or Fire Access road requirements shall be no less than 20-feet unobstructed. 25) The elevator shall be EMS accessible. 26) 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 27) 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. 28) All on-site public utilities shall be installed underground. 29) Complete a construction & demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey Municipal Code. 30) Proposed public improvements shall comply with the latest edition of Standard Plans and Specifications for Public Works Construction and City of Downey standards. 31) Obtain permits form Public Works Department for all public improvements within the public right of way. 32) Remove and replace damaged, uneven or sub-standard curb, gutter, sidewalk, driveway, disabled ramps, and pavement to the satisfaction of the Public Works Department. Contact Public Works Inspector at (562) 904-7110 to identify construction areas to be removed and replaced. 33) Submit public improvement plan(s) for review and approval by Public Works Department. Agenda Page 21 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 7 34) 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. 35) All unused driveways shall be removed and constructed with full-height curb gutter, and sidewalk. 36) Construct onsite pavement, consisting of a minimum section of 4” thick aggregate base, and a minimum 2-1/2” thick asphalt concrete pavement. 37) Comply with the National Pollutant Discharge Elimination System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC); and the Low Impact Development (LID) Plan. Furthermore, the applicant shall be required to Certify and append Public Works standard “Attachment A” to all construction and grading plans as required by the LACoDPW Stormwater Quality Management Plan (SQMP). 38) Remove all construction graffiti created as part of this project within the public-right-of- way in a timely manner. 39) The owner/applicant shall install a sewer main and sewer lateral (to the front property line) and shall provide that the design and improvements of sewers shall be to the standards of the City Engineering Division. Septic systems are not acceptable. 40) The owner/applicant shall provide that each tenant space shall have its own water service line and meter box. Individual meters for high-demand uses shall be installed prior to those tenant spaces being occupied. New tenants or uses must obtain Public Works review to determine if additional individual meters are required. 41) The owner/applicant shall provide and use reclaimed water for all landscape irrigation and other non-potable water needs (if approved by LA County DHS and Downey) in cases where a reclaimed water main is located in the vicinity of the project site. 42) 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 Agenda Page 22 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 8 43) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each unit. 44) 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. 45) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each unit. 46) 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. 47) The owner/applicant shall furnish and install approximately 150 LF new 8-inch (ductile iron pipe) potable water improvements and reconnect to existing 6-inch and abandon existing 4-inch water main and provide 2-inch water service for mobile home park along Imperial Highway frontage. Install new domestic and irrigation services with/RP. 48) The owner/applicant shall furnish and install fire hydrant and new 6-inch fire service and double detector check assembly (DCDA) 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/retrofit of existing fire hydrants, laterals, backflow devices, and associated facilities with new facilities to current Downey standards and materials. Including extension and/or replacement of existing mains and associated facilities, necessary to provide adequate fire flow and pressure to the site. 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. 49) 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. 50) 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. 51) 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). 52) 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. Agenda Page 23 Resolution No. 17- Downey Planning Commission 9041 Imperial Highway– PLN-16-00295 February 1, 2017 - Page 9 53) 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. 54) The owner/applicant shall obtain all necessary plan approvals and permits. 55) 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. 56) Utility plans shall be submitted to and approved by the Department of Public Works prior to the issuance of the grading plan permit. Submit plans to Building & Safety and Planning Divisions regarding the following: a) The use of drought tolerant plants b) Drip irrigation c) Latest Green Code standards for water fixtures, etc. Agenda Page 24