HomeMy WebLinkAbout2. PLN-17-00002 11613 AdenmoorSTAFF REPORT
PLANNING DIVISION
DATE: MARCH 1, 2017
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER
PREPARED BY: KEVIN NGUYEN, ASSISTANT PLANNER
SUBJECT: PLN-17-00002 (TENTATIVE PARCEL MAP NO. 74786 AND SITE PLAN
REVIEW) - A REQUEST SUBDIVIDE A PARCEL AND CONSTRUCT A
4-UNIT CONDOMINIUM PROJECT ON PROPERTY LOCATED AT 11613
ADENMOOR AVENUE
LOCATION: 11613 ADENMOOR AVENUE
ZONING: R-3 (MULTIPLE-FAMILY RESIDENTIAL)
REPORT SUMMARY
The proposed project is a request to develop the property at 11613 Adenmoor Avenue with four
(4)condominium units. The 8,450 square foot parcel is developed with a 1,140 square feet
single family home and a detached garage and is zoned R-3 (Multiple-Family Residential).
Based on the analysis contained within this report, staff recommends that the Planning
Commission adopt the following titled resolutions:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING TENTATIVE PARCEL MAP NO. 74786 AND SITE PLAN REVIEW
(PLN-17-00002), THEREBY ALLOWING THE SUBVISION OF AN EXISTING
8,450 SQUARE FOOT LOT AND CONSTRUCT A 4-UNIT CONDOMINIUM
PROJECT ON PROPERTY LOCATED AT 11613 ADENMOOR AVENUE
BACKGROUND
The subject property is located on the west side of Adenmoor Avenue, between Hall Road and
Stewart & Gray Road. The site is improved with a 1,140 square foot single-family house and a
garage. Block walls exist along the north, south, and west property lines, while a chain-link
fence defines the front yard area. The subject site is zoned R-3 (Multiple-Family Residential)
with a General Plan Land Use Designation of “Low Medium Density Residential”. Properties in
the vicinity of Hall Road, Bellflower Boulevard, and Stewart & Gray Road are developed with a
variety of residential uses including single-family residences, duplexes, and multi-unit
apartments. Adjacent properties include apartment complexes to the south and west, and a
single family residence to the north. Another apartment complex exists on the opposite side of
Adenmoor Avenue to the east. Also, properties within the R-1 5,000 (Single Family Residential)
zone are located approximately 150’ to the south of the subject site.
PC Agenda Page 1
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 2
View from Adenmoor Avenue
On January 3, 2017, the Applicant submitted a Land Use Permit Application PLN-17-00002
(Tentative Parcel Map No. 74786 and Site Plan Review) to develop a 4-unit condominium
project. After a careful review of the proposal, staff deemed the application complete on
February 14, 2017. On February 15, 2017, notice of the pending public hearing was sent to all
property owners within 500’ of the subject site and the notice was published in the Downey
Patriot.
DISCUSSION/ANALYSIS
The applicant is proposing to develop the 8,450 square foot parcel (65’ wide by 130’ deep) as a
four-unit condominium project. The existing house and garage on the property will be
demolished to accommodate the new development. The project requires the Planning
Commission’s approval of a tentative parcel map and site plan review. Below is an analysis of
these applications:
Tentative Parcel Map No. 74786 and Site Plan Review
The Subdivision Map Act (Subsections 66410-66499.58 of the Government Code of the State of
California) defines “Tentative Map” as follows:
…”Tentative Map” refers to a map made for the purpose of showing the design
and improvement of a proposed subdivision and the existing conditions in and
around it and need not be based upon an accurate or detailed final survey of the
property.”
Tentative Parcel Map No. 74786 proposes to develop the subject property for condominium
purposes. The submitted plans show all four units will be located along the south side of the
property. A 22’-6” wide common driveway that serves the project is located along the northerly
property line and extends from the front of the site to the rear. The subject site contains 8,450
square feet of gross land area. Tentative Parcel Map No. 74786 also illustrates the common
open space areas on the subject site as well as two (2) designated guest parking spaces that
are located at the rear of the property.
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PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 3
Table 9.3.4 of the Downey Municipal Code Section 9312.08 identifies the development
standards for multiple residential uses in the City. The following Table 1 summarizes the
standards for the proposed condominium project:
Table 1 – Development Standards
Standard Required Proposed
Lot Area 10,000 sq. ft. 8,450 sq. ft. (65’ x 130’) *
Lot Coverage 50 % (maximum) 42.4 %
Building Height 35’ or 3 stories, whichever is less 3 stories at 32’-10”
Building Setback
Front: 15’
Rear: 20’
Interior: 5’
Front: 15’
Rear: 26’
Interior: 5’
Minimum Lot Area per
Dwelling Unit 1,980 sq. ft. 2,113 sq. ft.
Number of Units 8,450 sq. ft./1,980 = 4 units 4 units
Open Space 800 sq. ft. (200 sq. ft. per unit) 928 sq. ft.
(incl. private and common area)
Parking:
2.0 covered spaces within
a garage plus
0.5 guest parking per unit
4
4
2 2
* Existing conditions, not subject to change
Architecture
The applicant proposes a “Craftsman” inspired architectural design for the project with the use
of low-pitched roof, decorative knee braces, along with horizontal and vertical patterns
integrated into the building. The patterns are achieved with a combination of building
articulation, horizontal wood siding materials, wood corbels, and window design. Decorative
railing elements under the windows along the front (east) elevation facing Adenmoor Avenue
will enhance the design of the building. The project plans also include a private patio area for
Units 101 through 103 and a deck area on the third floor for Unit 104. A common recreation
area is located at the rear (west) of the project site (See Exhibit ‘E’ – Site Plan).
A combination of stucco and wood siding helps further define façade articulation. A gable roof
with composition shingles will be used on the building. Protruding elements in wood siding will
be applied along the second and third floor elevations. Each unit will have different sizes of
habitable space between 1,881 square feet and 2,002 square feet. The three-story building will
also incorporate the following elements and colors to reflect craftsman inspired architectural
design: wood trim accents around windows and fascia boards, wood siding and smooth-finished
stucco for the main building (See Table 2 on the following page). In summary, staff is pleased
with the architectural style selected for the project, its colors and accent materials.
PC Agenda Page 3
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 4
The proposed building is adjacent to multiple family residential units to the south and west, and
a single family dwelling to the north. The upper portion of the subject building is located 20’
away from the north property line, which also abuts the rear property line of the single family
parcel. The proposed building will locate five feet (5’) from the south (side) property line of the
subject property, which places it varying distances of five feet, 13 feet, and 20 feet from the
three units on the property to the south. Carports of the apartment complex to the rear of the
subject site abut the westerly property line.
Table 2 – Materials and Colors
Element Material Color
Main Building Stucco & Wood Siding Cavern Echo & Amazon Foliage
Building Accent Wood Amazon Foliage
Trim/Fascia Wood Mudslide
Roof Shingle Comp Antique Slate
Circulation
Adenmoor Avenue is a collector street that provides vehicular access to the subject site from
secondary arterials Bellflower Boulevard and Stewart & Gray Road. As mentioned earlier, the
proposed plan shows a 22’-6” wide driveway that includes 25’-6” of backup area from the
garages to the northerly property line. This measurement accounts for the required backup
distance from the garages. The driveway extends from Adenmoor Avenue to the rear of the
site. Overall, on-site circulation should be safe and efficient.
Landscaping
PLN-17-00002 proposes a variety of plants to create visual interest for the project and along the
perimeter of the site. The majority of the planting palette proposed for the project consists of
water-wise plant material and the Table on the following page identifies these plants:
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PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 5
Table 3 – Landscaping
Botanical Name Common Name Size Total
Tree Syragus Romanzofiana Queen Palm 15 Gallon 2
Groundcovers Delosperma Basuticum White-Eyed Ice Plant 1 Gallon 10
Shrubs Rhododendron Azalea Glenndale 5 Gallon 29
Mirabilis Four O’Clocks 5 Gallon 10
Rhaphiolepis Indica India Hawthorn 5 Gallon 5
DEVELOPMENT REVIEW COMMITTEE
On January 12, 2017, the Development Review Committee (DRC) discussed and evaluated the
aspects of PLN-17-00002 that pertain to Planning, Police, Fire, Public Works, and Building and
Safety matters. The Public Works, Fire, and Building and Safety Departments provided their
standard conditions of approval and expressed no concern about the proposed project.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed project for compliance with the California Environmental
Quality Act (CEQA). Upon completion of this review, staff determined that this request is
categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-Fill
Development Projects). 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 the CEQA. It is staff’s opinion the proposed residential development will not have a
significant effect on the environment; thereby qualifying for the Class 32 exemption.
FINDINGS
Tentative Parcel Map No. 74786
There are five findings required for the Planning Commission to adopt to approve the Tentative
Parcel Map:
1. That the proposed map is consistent with the General Plan.
The City of Downey Housing Element has adopted policies to provide adequate sites
and zoning to encourage and facilitate a range of housing to address the regional fair
share allocation (Policy 2.1) and encourage infill development and recycling of land to
provide adequate residential sites (Policy 2.2). Approval of Tentative Parcel Map 74786
will result in an increase to the City’s housing inventory; consequently, approval of
Tentative Parcel Map 74786 is consistent with the goals, policies, programs, and land
uses of applicable elements of the General Plan.
2. That the site is physically suitable for the type and density of development.
The subject site is physically suitable for the proposed type of development because it is
an 8,450 square foot parcel, which is sufficient area to subdivide the site for
condominium purposes and still comply with the minimum development requirements for
properties in the R-3 zone.
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PLN-17-00002 – 11613 Adenmoor Ave
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3. That the design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The proposed project will allow four residential units on the subject property that will
comply with the development standards for properties in the R-3 zone. The project will
not cause serious public health problems to existing or future occupants of the proposed
project, since there are no sites nearby that pose a health hazard. The proposed
development is for a residential use that is appropriate for the area.
4. That the design of the subdivision or the type of improvements will not conflict
with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
The design of this residential project will not conflict with easements needed by any
public agency or utility purposes. All such easements either do not exist or have been
noted and reserved.
5. That the design of the subdivision or the proposed improvements is not likely to
cause substantial environmental damage or substantially and avoidably injure
wildlife or their habitat.
The subject site is currently improved with a single family home. Although the proposed
project will introduce new light and traffic into the area, it is not likely to cause substantial
environmental damage or substantially and avoidably injure wildlife or their habitat
because there are no known areas within the City that host wildlife or their habitat, most
particularly species identified as a candidate, sensitive, or special status species. As
such, it is staff’s opinion that the proposed the project will not impact wildlife resources.
Site Plan Review
There are seven findings required for the Planning Commission to adopt to approve the Site
Plan Review:
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 Applicant proposes to develop the subject site with four condominium units. In an
overall review of the General Plan, it is staff’s opinion that the proposed development is
consistent with all of the policies, programs, and goals contained therein. Furthermore,
the objective of the City’s Housing Element Program 5 is to increase the overall housing
stock within the City. This includes providing sufficient housing to meet the City’s share
of the Regional Housing Needs Assessment (RHNA). By allowing construction of the
proposed project, the City’s housing inventory will increase by three units (including the
existing single-family dwelling on the site that will be demolished). For these reasons,
staff is of the opinion that approval of the Site Plan Review is consistent with all other
goals, policies, programs, and land uses of applicable elements of the General Plan.
2. The proposed development is in accordance with the purposes and objectives of
Article IX and the zone in which the site is located.
Article IX of the Municipal Code provides zoning regulations for the development and
use of private property. In this case, the subject site is located within the R-3 zone and is
intended to provide for the development of multiple family residential uses. The project is
PC Agenda Page 6
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 7
consistent with the intent and purpose of the City’s residential zone regulations to allow
multiple dwellings. It is staff’s opinion that the applicant has designed a project in a
manner that accomplishes all of the goals of the General Plan and Specific Plan, while
avoiding significant impacts to the neighboring properties by utilizing proper site design,
good architecture, and providing active community open spaces.
3. The proposed development's site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City.
The proposed architectural style is “Craftsman” inspired, which will enhance the
character of the project and integrate it harmoniously into the surrounding area.
Additionally, the applicant has proposed two guest parking spaces at the rear of the
property, which will not be visible from public view. Having parking spaces at the rear
instead of in front of the property will further enhance the project’s appearance. It is
staff’s opinion that the combination of architectural style and proposed landscaping, will
serve to enhance the site and provide an aesthetic enhancement to the entire area,
since it is an overall upgrade to the property and augments the quality of the
streetscape.
4. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effects of the development from the
view of the public streets.
The site layout has a common driveway that serves as a primary access to the site. This
allows consistent forward movement of all vehicles, including trash trucks, moving vans,
and emergency vehicles. Pedestrian circulation is separated from vehicle traffic with the
use of walkways that connect all entrances to the units along the southerly side of the
property. It is staff’s opinion that this site layout works best to facilitate vehicle movement
while maximizing pedestrian safety. Accordingly, staff believes that the functional
aspects of the site development, such as automobile and pedestrian circulation, and the
visual effects of the development from the view of the public streets have been properly
considered in this request.
5. The proposed development will improve the community appearance by preventing
extremes of dissimilarity or monotony in new construction or in alterations of
facilities.
The proposed project will replace a residential building that has been in existence since
1932. The new condominium project will enhance the character of the project and
integrate it harmoniously into the surrounding area. The proposed architectural design
will further enhance the project’s appearance. Staff is of the opinion that the proposed
architectural style will be different from other buildings in the area and that this project
will upgrade the overall appearance of the site and improve the community appearance.
6. The site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying
betterment of conditions affecting the public health, safety, comfort, and welfare.
PC Agenda Page 7
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 8
The proposed residential project is for a four-unit condominium development. A review
of the area indicates that all surrounding properties are residential. It is staff’s opinion
that the surrounding area was taken into consideration in the site design, including
entrances to the units along the southerly side property line. This includes elimination of
the visible parking spaces from the street. Also, this project will result in an aesthetically
pleasing appearance. This development, in staff’s opinion, will promote the public
health, safety, and welfare of those who work or reside in the area.
7. The proposed development's site plan and its design features will include graffiti
resistant features and materials in accordance with the requirements of Section
4960 of Chapter 10 of Article IV of this Code.
Conditions of approval for PLN-17-00002 will include a condition stating that the design
features will incorporate graffiti resistant materials.
CORRESPONDENCE
On February 3, 2017, Mr. Zach Morales (11603 Adenmoor Ave) met with staff and expressed
his concerns regarding the potential traffic, parking, safety, and maximum density allowed at the
project’s site.
CONCLUSION
Based on the analysis contained within this report, staff is concluding that the proposed project
is consistent with the goals and intent of the General Plan and Zoning Code. As noted above,
staff believes that all of the required findings to approve Tentative Parcel Map No. 74786 and
Site Plan Review can be made in a positive manner. As such, staff recommends that the
Planning Commission approve PLN-17-00002, subject to the recommended conditions of
approval.
EXHIBITS
A. Location Map & Site Photograph
B. Tentative Parcel Map No. 74786
C. Aerial Photograph
D. Zoning Map
E. Project Site Plan
F. Project Site Plan – Patio/Deck Area
G. North and East Elevations
H. South and West Elevations
I. Draft Resolution
H:\Community Development\Nguyen\CASES\Multi-Case\11613 Adenmoor (4-Unit Townhome)\PLN-17-00002 Staff
Report (3-1-17).Docx
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Exhibit ‘A’
LOCATION MAP
SITE PHOTOGRAPH
PC Agenda Page 9
PLN-17-00002 – 11613 Adenmoor Ave
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Exhibit ‘B’
TENTATIVE PARCEL MAP NO. 74786
PC Agenda Page 10
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 11
Exhibit ‘C’
AERIAL PHOTOGRAPH
SUBJECT
PROPERTY
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Exhibit ‘D’
ZONING MAP
Hall Road
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Exhibit ‘E’
PROJECT SITE PLAN
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Exhibit ‘F’
PROJECT SITE PLAN – PATIO/DECK AREA
Deck
Area
Third floor with private deck area
(Unit 104 only)
Private
Patio
Private
Patio
Private
Patio
Deck
Area
Unit 104
Unit 103
Unit 102
Unit 101
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March 1, 2017 - Page 15
Exhibit ‘G’
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PLN-17-00002 – 11613 Adenmoor Ave
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Exhibit ‘H’
PC Agenda Page 16
RESOLUTION NO. 17-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING TENTATIVE PARCEL MAP NO. 74786 AND SITE PLAN REVIEW
(PLN-17-00002), THEREBY ALLOWING THE SUBVISION OF AN EXISTING 8,450
SQUARE FOOT LOT AND CONSTRUCT A 4-UNIT CONDOMINIUM PROJECT ON
PROPERTY LOCATED AT 11613 ADENMOOR AVENUE
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 filed by Mohammed Azzam (hereinafter "Applicant")
requesting approval of a Tentative Parcel Map No. 74786 and Site Plan Review,
to develop a 4-unit condominium project, on property located at 11613 Adenmoor
Ave, Downey, California (hereinafter "Subject Site"), zoned R-3 (Multiple-Family
Residential); and,
B. On February 15, 2017, notice of the pending public hearing was sent to all
Downey property owners within 500 feet of the subject site and the notice was
published in the Downey Patriot; and,
C. The Planning Commission held a duly noticed public hearing on March 1, 2017,
and after fully considering all oral and written testimony, 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 development 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 No. 15332 (Class 32), In-Fill Development
Projects.
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Tentative Parcel Map, the Planning Commission further finds,
determines and declares that:
A. That the proposed map is consistent with the General Plan. The City of
Downey Housing Element has adopted policies to provide adequate sites and
zoning to encourage and facilitate a range of housing to address the regional fair
share allocation (Policy 2.1) and encourage infill development and recycling of
land to provide adequate residential sites (Policy 2.2). Approval of Tentative
Parcel Map 74786 will result in an increase to the City’s housing inventory;
consequently, approval of Tentative Parcel Map 74786 is consistent with the
goals, policies, programs, and land uses of applicable elements of the General
Plan.
PC Agenda Page 17
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 2
B. That the site is physically suitable for the type and density of development.
The subject site is physically suitable for the proposed type of development
because it is an 8,450 square foot parcel, which is sufficient area to subdivide the
site for condominium purposes and still comply with the minimum development
requirements for properties in the R-3 zone.
C. That the design of the subdivision or type of improvements is not likely to
cause serious public health problems. The proposed project will allow seven
residential units on the subject property that will comply with the development
standards for properties in the R-3 zone. The project will not cause serious public
health problems to existing or future occupants of the proposed project, since
there are no sites nearby that pose a health hazard. The proposed development
is for a residential use that is appropriate for the area.
D. That the design of the subdivision or the type of improvements will not
conflict with easements, acquired by the public at large, for access through
or use of property within the proposed subdivision. The design of this
residential project will not conflict with easements needed by any public agency or
utility purposes. All such easements either do not exist or have been noted and
reserved.
E. That the design of the subdivision or the proposed improvements is not
likely to cause substantial environmental damage or substantially and
avoidably injure wildlife or their habitat. The subject site is currently improved
with a single family home. Although the proposed project will introduce new light
and traffic into the area, it is not likely to cause substantial environmental damage
or substantially and avoidably injure wildlife or their habitat because there are no
known areas within the City that host wildlife or their habitat, most particularly
species identified as a candidate, sensitive, or special status species. As such, it
is staff’s opinion that the proposed the project will not impact wildlife resources.
SECTION 4. 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. 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 Applicant proposes to develop the subject site with four residential
condominium units. In an overall review of the General Plan, the proposed
development is consistent with all of the policies, programs, and goals contained
therein. Furthermore, the objective of the City’s Housing Element Program 5 is to
increase the overall housing stock within the City. This includes providing
sufficient housing to meet the City’s share of the Regional Housing Needs
Assessment (RHNA). By allowing construction of the proposed project, the City’s
housing inventory will increase by three units (including the existing single-family
dwelling on the site that will be demolished). For these reasons, approving the
Site Plan Review is consistent with all other goals, policies, programs, and land
uses of applicable elements of the General Plan.
PC Agenda Page 18
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 3
B. The proposed development is in accordance with the purposes and
objectives of Article IX and the zone in which the site is located. Article IX of
the Municipal Code provides zoning regulations for the development and use of
private property. In this case, the subject site is located within the R-3 zone and is
intended to provide for the development of multiple family residential uses. The
project is consistent with the intent and purpose of the City’s residential zone
regulations to allow multiple dwellings. The applicant has designed a project in a
manner that accomplishes all of the goals of the General Plan and Specific Plan,
while avoiding significant impacts to the neighboring properties by utilizing proper
site design, good architecture, and providing active community open spaces.
C. The proposed development's site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City. The proposed architectural style is “Craftsman”
inspired, which will enhance the character of the project and integrate it
harmoniously into the surrounding area. Additionally, the applicant has proposed
two guest parking spaces at the rear of the property, which will not be visible from
public view. Having parking spaces at the rear instead of in front of the property
will further enhance the project’s appearance. The combination of architectural
style and proposed landscaping will serve to enhance the site and provide an
aesthetic enhancement to the entire area, since it is an overall upgrade to the
property and augments the quality of the streetscape.
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
layout has a common driveway that serves as a primary access to the site. This
allows consistent forward movement of all vehicles, including trash trucks, moving
vans, and emergency vehicles. Pedestrian circulation is separated from vehicle
traffic with the use of walkways that connect all entrances to the units along the
southerly side of the property. It is staff’s opinion that this site layout works best to
facilitate vehicle movement while maximizing pedestrian safety. It is believe that
the functional aspects of the site development, such as automobile and
pedestrian circulation, and the visual effects of the development from the view of
the public streets have been properly considered in this request.
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 proposed project will replace a residential building
that has been in existence since 1932. The new condominium project will
enhance the character of the project and integrate it harmoniously into the
surrounding area. The proposed architectural design will further enhance the
project’s appearance. Also, the proposed architectural style will be different from
other buildings in the area and that this project will upgrade the overall
appearance of the site and improve the community appearance.
PC Agenda Page 19
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 4
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 residential project is for a four-unit condominium
development. A review of the area indicates that all surrounding properties are
residential. The surrounding area was taken into consideration in the site design,
including entrances to the units along the southerly side property line. This
includes elimination of the visible parking spaces from the street. Also, this
project will result in an aesthetically pleasing appearance. This development will
promote the public health, safety, and welfare of those who work or reside in the
area.
G. The proposed development's site plan and its design features will include
graffiti resistant features and materials in accordance with the requirements
of Section 4960 of Chapter 10 of Article IV of this Code. Conditions of
approval for PLN-17-00002 will include a condition stating that the design
features will incorporate graffiti resistant materials.
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 PLN-17-00002,
subject to the Conditions of Approval attached hereto, 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 6. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 1st day of March 2017.
Jim Rodriguez, 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 March
2017, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 20
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 5
TENTATIVE PARCEL MAP NO. 74786 AND
SITE PLAN REVIEW (PLN-17-00002)
CONDITIONS OF APPROVAL
PLANNING
1) The approval of this Tentative Parcel Map No. 74786 and Site Plan Review (PLN-17-
00002) allows for the development of an 8,450 square foot parcel into a four-unit
condominium project, on property located at 11613 Adenmoor Avenue. This approval
also includes all common open space and private patio areas contained therein.
2) The owner/applicant shall adhere to the approved building colors and materials for the
new structure as listed on the approved elevations.
3) The owner/applicant shall remove and replace the existing chain-link fence with a
decorative block wall along the front yard area. Said new block wall shall comply with
Downey Municipal Code Section 9520.08 (W all and fence standards for R-3 zoned
properties).
4) Approval of this Tentative Parcel Map No. 74786 and Site Plan Review 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) Prior to the issuance of building and/or grading permits, the Final Parcel Map shall be
approved by the City and recorded with the County of Los Angeles.
8) The owner/applicant shall remove or paint over any graffiti painted upon the premises,
within twenty-four (24) hours.
9) Noise generated from the proposed use shall comply with Municipal Code Section 4600
et. seq. In any case, noise shall not exceed 65 dBA, as measured at the property line.
PC Agenda Page 21
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 6
10) All signs shall comply with the requirements set forth in the Downey Municipal Code.
11) The applicant/owner shall incorporate anti-graffiti elements into the building design, such
as non-porous coatings on exterior wall surfaces, plant materials, and anti-graffiti film on
windows, subject to the approval of the Community Development Director.
12) Planting areas shall be maintained permanently, which includes proper watering,
pruning, mowing of lawns, weed abatement, removal of litter, fertilizing, and replacement
of plants and other materials when necessary.
13) All exterior lights on the property shall comply with Downey Municipal Code Section
9520.06 (Outdoor lighting standards for R-3 zoned properties). Said exterior lights shall
be LED and shall be directed, positioned, and/or shielded such that they do not illuminate
surrounding properties and the public right-of-way.
14) Exterior lights shall be un-switched and photo-sensor controlled. Lights shall be on from
dusk until dawn, excluded patio and balcony lights for the individual units.
15) The applicant/owner shall post signs to address noise and loitering on the subject site.
16) The applicant/owner shall ensure that all garages shall be pre-wired for electric vehicle
chargers.
BUILDING
17) All construction shall comply with the 2016 California Building Code and Title 24 of the
California Energy Code.
18) Prior to the commencement of construction, the applicant shall obtain all required
permits. Additionally, the applicant shall obtain all necessary inspections and permit final
prior to beginning operation of the site.
19) The owner/applicant shall install 10” address numerals on the exterior of the building.
PUBLIC WORKS
20) 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.
21) The owner/applicant shall install LED street light on a proposed city street light standard
and remove existing light fixture from wood pole. Site plan shall be submitted showing
the location of the existing street lights.
22) The owner/applicant shall execute an agreement for the future installation of permanent
street lighting on Adenmoor Avenue along the property frontage. The agreement shall
be recorded with the County of Los Angeles and kept on file by the Engineering Public
Works Division.
23) The owner/applicant shall install two (2) 24-inch box (with 2-inch diameter trunk) street
trees along property frontage at the public right-of-way.
PC Agenda Page 22
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 7
24) All driveway approaches shall be as wide as the proposed driveway.
25) All areas within the scope of work of this project shall comply with the National Pollutant
Discharge Elimination System (NPDES) requirements of the Federal Clean Water Act;
the General Construction Activities Stormwater Permit (GCASP) of the State, the
Stormwater Quality Management Plan (SQMP) of the Los Angeles County Department of
Public Works, and Ordinance 1142 of the Downey Municipal Code.
26) If applicable, the owner/applicant shall install a sewer main and sewer lateral (to the front
property line) for each lot in the subdivision, 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.
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) The owner/applicant shall furnish and install a new (minimum 1-inch) dedicated potable
water service line, meter, and meter box for each unit.
29) The owner/applicant shall furnish and install a backflow device in accordance with the
Public Works Department and the State and County Department of Health Services
requirements. Said backflow device shall be located on private property and shall be
screened from street view.
30) 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.
31) The owner/applicant shall furnish and install a fire hydrant along Adenmoor Avenue
frontage and dedicated fire protection lateral including backflow devices, Fire Department
connections and other appurtenances as required by the Public Works Engineering and
the Fire Departments.
32) 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.
33) The owner/applicant shall install all new utilities associated with this project underground.
34) The owner/applicant shall reconstruct/install curb, gutter, and Portland cement concrete
driveway approaches, along property frontage to the standards of the Department of
Public Works. Broken, uneven, or sub-standard curb, gutter, sidewalk, driveway,
disabled ramps and pavement, shall be replaced to the satisfaction of the Public Works
Department. Contact the Public Works Inspection Office at (562) 904-7110 to have
these areas identified just prior to initiating a grading plan.
PC Agenda Page 23
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 8
35) 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.
36) The owner/applicant shall provide that no easements of any type be granted over any
portion of the property to any agency, utility or organization (private or public), except to
the City of Downey prior to recordation of the tract map. The owner/applicant shall grant
easements in the name of the City shall include: 1) Vehicular easements, 2) Walkway
easements, 3) Drainage easements, 4) Utility easements.
37) 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.
FIRE
38) Plans to be submitted through Building and Safety and shall comply with 2016 California
Fire Code and California Building Code, current Downey Municipal Code Ordinances and
any other pertinent requirements to be determined at time of plan submission and review.
39) 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.
40) If applicable, hydrant placement/spacing shall be in accordance with DMC Section 3610,
(a), (1). “300 feet for industrial, commercial, high density or multi-unit residential areas.”
41) Additional public hydrants may be required depending upon required fire flows, street
width, or tactical considerations by the Fire Chief (DMC Section 3610(c)).
42) Residential Fire Sprinklers shall be installed in accordance with DMC Section 3317 and
NFPA 13D. All new building(s) constructed for any occupancy use shall be protected by
an approved Automatic Fire Extinguishing System throughout, installed in accordance
with current recognized standards.
43) Fire Lane signage shall be installed in accordance with DMC 3327.
44) Smoke detectors shall be installed within each residential living unit in accordance with
2013 California Fire Code section 907.2.11.2.
45) Residential Addressing- the applicant/owner shall provide each residence with a clearly
visible address.
PC Agenda Page 24
Resolution No. 17-____
Downey Planning Commission
PLN-17-00002 – 11613 Adenmoor Ave
March 1, 2017 - Page 9
Attachment A
Storm Water Pollution Control Requirements for Construction Activities
Minimum Water Quality Protection Requirements for All Development Construction
Projects/Certification Statement
The following is intended as an attachment for construction and grading plans and
represent the minimum standards of good housekeeping which must be implemented on
all construction sites regardless of size.
☐ Eroded sediments and other pollutants must be retained on site and may not be
transported from the site via sheetflow, swales, area drains, natural drainage courses or
wind.
☐ Stockpiles of earth and other construction related materials must be protected from being
transported from the site by the forces of wind or water.
☐ Fuels, oils, solvents and other toxic materials must be stored in accordance with their
listing and are not to contaminate the soil and surface waters. All approved storage
containers are to be protected from the weather. Spills must be cleaned up immediately
and disposed of in a proper manner. Spills may not be washed into the drainage system.
☐ Non-storm water runoff from equipment and vehicle washing and any other activity shall
be contained at the project site.
☐ Excess or waste concrete may not be washed into the public way or any other drainage
system. Provisions shall be made to retain concrete wastes on site until they can be
disposed of as solid waste.
☐ Trash and construction related solid wastes must be deposited into a covered receptacle
to prevent contamination of rainwater and dispersal by wind.
☐ Sediments and other materials may not be tracked from the site by vehicle traffic. The
construction entrance roadways must be stabilized so as to inhibit sediments from being
deposited into the public way. Accidental depositions must be swept up immediately and
may not be washed down by rain or other means.
☐ Any slopes with disturbed soils or denuded of vegetation must be stabilized so as to
inhibit erosion by wind and water.
☐ Other
_____________________________________________________________
_____________________________________________________________
As the project owner or authorized agent of the owner, I have read and understand the
requirements listed above, necessary to control storm water pollution from sediments, erosion,
and construction materials, and I certify that I will comply with these requirements.
Project Name: _________________________________________________________
Project Address: _______________________________________________________
Print Name ______________________________________
(Owner or authorized agent of the owner)
Signature _____________________________________ Date __________________
(Owner or authorized agent of the owner)
PC Agenda Page 25