HomeMy WebLinkAbout2. PLN-16-00236 - 8028 3rd StSTAFF REPORT
PLANNING DIVISION
DATE: APRIL 19, 2017
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: DAVID BLUMENTHAL, PRINCIPAL PLANNER
PREPARED BY: GUILLERMO ARREOLA, SENIOR PLANNER
SUBJECT: PLN-16-00236 (SITE PLAN REVIEW) – A REQUEST TO CONSTRUCT A
3,750 SQUARE FOOT MEDICAL OFFICE BUILDING
LOCATION: 8028 THIRD STREET
ZONING: DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN – DOWNTOWN
RESIDENTIAL DISTRICT)
REPORT SUMMARY
Pacific Arch Development, Inc. (hereinafter “applicant”) is proposing to develop the vacant
12,752 square foot lot with a 3,750 square foot medical office building. The project will also
include on-site lighting, parking and landscaping.
Based on the analysis contained in this report, staff is recommending the Planning Commission
adopt the following titled resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING SITE PLAN REVIEW (PLN-16-00236),THEREBY
ALLOWING THE CONSTRUCTION OF A 3,750 SQUARE FOOT MEDICAL
OFFICE BUILDING ON PROPERTY LOCATED AT 8028 THIRD STREET,
ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN – DOWNTOWN
RESIDENTIAL DISTRICT).
BACKGROUND
The project site is located on the south side of 3rd Street, between Paramount Boulevard and
Myrtle Street. The zoning of the subject property is Downtown Downey Specific Plan –
Downtown Residential District (DDSP). A majority of the project site is currently vacant, with the
west side of the property developed with a portion of the La Barca Restaurant parking lot. The
site was previously developed with a single—family residence and detached garage, which has
since been demolished.
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8028 Third St. – PLN-16-00236
Page 2
The surrounding neighborhood consists of a mix of different types of uses. The north side of 3rd
Street, across from the subject site, the area is developed with a private elementary school, a
restaurant, and a residential dwelling unit. To the south and east of the subject site, the property
is developed with Myrtle Plaza, which includes different types of commercial businesses. West
of the subject site, the property is developed with La Barca Restaurant.
The proposed medical office building is a permitted use in the DDSP.
View of 8028 3rdStreet
On September 27, 2016, the applicant submitted a land use permit application to the Planning
Division for the proposed 3,750 square foot medical office building. In accordance with State
law, staff reviewed the applications for completeness within 30 days. On October 26, 2016, staff
sent out an incomplete letter to the applicant regarding additional comments and corrections
that needed to be addressed at this stage to deem the applications complete. One of those
corrections required an Architectural Peer Review by Gwynne Pugh Urban Studio. On March 8,
2017 the applicant submitted revised plans; however, the site plan was slightly modified and
staff deemed the application incomplete in order to allow the applicant to address the
outstanding issue. On March 30, 2017, the applicant submitted revised plans, and on April 5,
2017 the application was deemed complete. 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 April 6, 2017.
The subject site is partially vacant and measures12,752 square feet in area. The site is located
within the Downtown Downey Specific Plan – Downtown Residential District (DDSP-DRD). The
zoning and land use designations for the surrounding properties are as follows:
General Plan, Zoning and Existing Land Use
General Plan Zoning Existing Use
Subject Site Mixed Use DDSP Vacant Lot
North Mixed Use DDSP School/Residential/Restaurant
South Mixed Use DDSP Commercial Center
East Mixed Use DDSP Commercial Center
West Mixed Use DDSP Restaurant
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8028 Third St. – PLN-16-00236
Page 3
DISCUSSION / ANALYSIS
Project Description
The applicant is proposing to construct a 3,750 square foot medical office building on the
partially vacant lot. The westerly ten-feet of the lot is developed with a portion of the La Barca
restaurant parking lot, which will be demolished to allow for the development of the lot.
Downtown Residential District Development Standards
Standard Requirement Proposed Complies
Minimum Lot Size 5,000 sq.ft. 12,752 sq.ft. Yes
Floor Area Ratio 0.5 or
6,376 sq.ft.
0.29
3,750 sq.ft.
Yes
Building Height 50’ / 4 stories 20’ 6” / 1 story Yes
Lot Coverage 80%
10,202 sq.ft.
29%
3,750 sq.ft.
Yes
Minimum Landscape
Area
25% of area between front
property line and front
building line
(101 sq.ft.)
76%
309 sq.ft.
Yes
Trees (18) 24-inch box trees (18) 24-inch box trees Yes
Setbacks:
Front
Rear
Side
5’ max.
N/A
N/A
4’
12’ 5”
0’ – west p.l.
3’ – east p.l.
Yes
Parking 1 parking spaces for every
250 square feet
15 spaces
25 spaces
Yes
The medical office building will be situated no less than four-feet from the front property line.
The area between the building and the front property line will be improved with landscaping and
decorative pavement at the front and rear pedestrian entrances to the building.
Floor Plan
The proposed medical office building will include a central corridor, with access from the front
and rear of the building. The entry corridor bisects the building, creating an east and west wing,
which include almost identical floor plans on either side of the corridor. Both wings will include
seven offices per wing, including waiting rooms, accessible men’s and women’s restrooms,
storage, electrical and janitor’s closets.
Site Plan
Staff has recommended conditions of approval that require the applicant enter into a shared
parking agreement, reciprocal access agreement, and shared trash facility agreement, prior to
the issuance of building permits. Staff believes that by taking advantage of the existing driveway
on the Myrtle Plaza development, sharing the parking spaces and trash facilities, the
interruption to the sidewalk is reduced, contributing to a more desirable, walkable downtown.
Vehicular access to the site will be via an adjacent driveway located on Myrtle Plaza (11019
Myrtle Street), creating shared vehicular circulation between the two properties. Parking for the
subject site will be located toward the rear of the building. The site will be improved with 25
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8028 Third St. – PLN-16-00236
Page 4
parking spaces, though the site only requires 15 spaces based on a 3,750 square foot medical
office building. Eight parking spaces along the east side of the parking lot will have direct access
from the shared driveway. Also, the applicant will be removing the rear property line wall in
order to accommodate a twenty-foot wide driveway that will provide additional vehicular
circulation between the two properties. The property owner from the adjacent Myrtle Plaza will
be removing a portion of the landscape planter and three parking spaces from their parking lot
in order to create a twenty-foot wide driveway. In addition, the parking lot will be improved with
permeable, interlocking pavers, which will satisfy the Low Impact Development standards
required of the project, while at the same time, matching the existing interlocking paver design
found on Myrtle Plaza, which staff has recommended as a condition of approval. Staff believes
that the additional driveway, plus the parking with direct access to the shared driveway increase
vehicular circulation on both sites, as well as provide more accessible parking spaces for both
properties. Furthermore, the subject site will take advantage of the trash facilities located on the
Myrtle Plaza development, which allows the applicant to provide additional parking and
landscaping.
Parking lot lighting will be provided through the use of dual-head and single-head light
standards. The west property line will include three single-headed, LED light standards, while
the center landscape aisle will include three, dual headed, LED light standards. The lights will
provide lighting for the parking lot area, as well as the shared driveway on Myrtle Plaza. On-site
lighting will also be provided by LED, wall mounted lighting fixtures along the east and south
building facades. Staff is recommending a condition of approval that the proposed light poles
match the design and color of those already located on the Myrtle Plaza development.
Architecture
The proposed project includes a Modern architectural design. The project has a centrally
located street entry with generous glazed storefront on each side of the entrance, which staff
believes provides a welcoming aspect to the street.
The front and rear façades of the medical office building includes two wall plains, with the taller
portion of the façade set back four-feet from the front property line and the lower portion of the
façade located five-feet, five-inches from the front property line. The taller portion of the building
includes a decorative chrome coping, with a Sterling White colored smooth stucco finish. The
front entrance is centrally located, but located within the taller portion of the façade. The
building will include recessed windows for additional wall depth. The walls along the building
entrance include a Marina Blue granite tile, which highlights the entry point, and provides a nice
contrast between the Sterling White and Medium Grey smooth stucco. The copper awning ties
both westerly and easterly portions of the façade together, so the building does not appear as
two separate buildings. The copper awning wraps around the lower building façades, along the
east and west elevation, and on the east elevation, the awning ends at the taller portion of the
building. The south and east building facades will also include LED wall-mounted lighting
fixtures. The silver-colored lighting fixtures will include a modern, rectilinear design to
complement the modern architectural style of the building.
As previously noted, the building design was peer reviewed by renowned architectural firm
Gwynne Pugh Urban Studio of Santa Monica, California. During the review, the City’s
consultant provided comments on their original design. Some of the comments included
providing varying roof heights, removing repetitive column designs along the east and west
building facades, bringing the taller portion of the building forward, and tying both portions of the
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8028 Third St. – PLN-16-00236
Page 5
building with a copper awning. In response to the applicant’s modifications, Gwynne Pugh
Urban Studio did not recommend any further changes.
There are a number of buildings in the area that include a modern-themed architecture style,
such as the Myrtle Plaza Development and the private elementary school across 3rd street.
Staff is of the opinion that the building design and scale is appropriate for the area, as it blends
with some of the newer, non-residential buildings in the neighborhood. Staff is of the opinion
that the proximity of the building to the front property line further enhances the pedestrian
experience, by creating more visual interest at the pedestrian level.
8028 Third Street
Landscape
The project complies with the landscape requirements for properties located in the DDSP. The
applicant is proposing 982 square feet of total on-site landscaping. The primary drought
tolerant, low water usage landscape palette includes:
Common Name Botanical Name Size Quantity
Crape Myrtle Lagerstromia i. ‘Muskogee’ 24-inch box 14
Strawberry Tree Arbutus unedo ‘Compacta’ 24-inch box 4
Ray of Light Foxtail Agave Agave a. “Ray of Light” 15 gallon 8
Fan Aloe Aloe plicatilis 15 gallon 4
New Zealand Flax Phormium tenax hybrids 5 gallon 26
Texas Privet Ligustrum j. ‘Texanum’ 5 gallon 34
Due to the proximity of the residential neighborhood located northeast of the subject site along
Myrtle Street, staff is recommending a condition of approval that limits the hours of construction
to 7:00 a.m. to 7:00 p.m., Monday through Friday, and Saturday, 8:00 a.m. to 5:00 p.m.
PC Agenda Page 5
8028 Third St. – PLN-16-00236
Page 6
Staff has also recommended a condition of approval that requires the applicant to obtain
approval of a Lot Line Adjustment Application prior to the issuance of building permits. The
subject site currently includes a number of lot ties, and a lot line that bisects the property line in
north-south manner. The lot lines will be relocated, and the lot ties removed as a result of the
processing of Lot Line Adjustment application; thus resulting in a single parcel.
Third Street is located within the Parkway Improvement Zone of the Downtown Downey Specific
Plan, accordingly, the Public Works Department is requiring the applicant remove the existing
parkway tree, and replace it with two new, evenly spaced, parkway trees.
DEVELOPMENT REVIEW COMMITTEE
The City’s Development Review Committee reviewed the project on October 20, 2016. The Fire
Department provided comments regarding a fire safety, such as required fire, smoke alarms,
and sprinklers. Additional requirements may be added once specific medical uses are identified.
The Public Works Department added standard requirements and conditions of approval,
including, but not limited to, improvements to the public sidewalk, removal of unused driveway
approaches, and the undergrounding of utilities. The Planning Division required the applicant
provide additional trees, decorative pavement at the building entrances, and required a peer
review of the building design.
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
(Infill Development) of the CEQA Guidelines. Categorical Exemptions are projects, which have
been determined not to have a significant effect on the environment and have been exempted
from the requirements of CEQA. The project is categorically exempted under this Section
because it is consistent with the General Plan land use designation and complies with the
DDSP development standards. The project site is also less than five acres, surrounded by
existing urban uses, and not known as a habitat for endangered species or any other wildlife.
FINDINGS
Site Plan Review
A. The site plan is consistent with the goals and policies embodied in the General
Plan and other applicable plans and policies adopted by the Council.
The project site is zoned Downtown Downey Specific Plan – Downtown Residential
District, which encourages different types of office developments. The project further
supports the goals and policies of the DDSP by proposing a medical office building that
helps maintain a balance of land uses (Policy 1.1.1.).The development of the site for a
medical office building complies with Policy 1.1.3. by generating new business
opportunities in the area. In addition, development of the 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. As proposed the project complies with and/or exceeds the development
standards of the DDSP.
PC Agenda Page 6
8028 Third St. – PLN-16-00236
Page 7
B. The proposed development is in accordance with the purposes and objectives of
Article IX and the zone in which the site is located.
The project site is located within the Downtown Downey Specific Plan – Downtown
Residential District, which permits the development of medical offices and the
development of the site through the Site Plan Review process. In accordance with
Article IX of the City’s Municipal Code, the applicant has applied for a site plan review
application to make sure the project complies with the DDSP development standards.
The project as proposed complies with the development standards of the DDSP –
Downtown Residential District. Furthermore, small medical offices, such as the one
proposed, can be considered a supportive use for surrounding residential developments,
which is encouraged by the Downtown Residential District.
C. The proposed development's site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City.
As discussed previously in this report, the proposed development of a 3,750 square foot
medical office building fits in harmoniously with the existing character of the
neighborhood, and will enhance the character and design of the site. The architecture of
the medical office building is a simplistic, modern design, with rectilinear elements found
in Modern architecture. The landscape palette consists of drought tolerant planting
materials that are well placed throughout the site, provide shaded parking areas, add
color to the site, and which contrast with the primary grey and white building colors.
Additionally, the proposed crape myrtles proposed in the parking lot will match the trees
found on the adjacent Myrtle Plaza commercial development. Staff believes that
together, the architecture and landscaping designs create a pleasing aesthetic effect that
will certainly benefit the surrounding community.
D. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effects of the development from the
view of the public streets.
The site design and overall integration of the landscaping, building orientation, and
driveway access was well-envisioned by the applicant. The landscaping around the front
building façade creates a nice transitional buffer between the front property line and the
front of the building. The entrance to the building also includes decorative stamped
concrete at the pedestrian entrances to the building. The use of a shared driveway to
the west reduces the number of interruptions along the sidewalk, and in combination
with the proximity of the building to the front property line, staff believes these elements
create a more pedestrian friendly design and contributes to a more desirable, walkable
downtown.
E. The proposed development will improve the community appearance by preventing
extremes of dissimilarity or monotony in new construction or in alterations of
facilities.
The project will include a modern architectural design, which can be found on some of
the newer non-residential developments in the immediate area, such as the adjacent
Myrtle Plaza development and the private elementary school across the street. As
PC Agenda Page 7
8028 Third St. – PLN-16-00236
Page 8
proposed, the building will improve the community appearance by eliminating a vacant
site, and will enhance the existing neighborhood by providing a pedestrian oriented
design. Development of the site will also place parking lot to the rear of the
development, taking advantage of the existing driveway on Myrtle Plaza thereby
reducing the visual breaks along the public right-of-way. Staff feels that the proposed
development of the site will complement the adjacent commercial development by
blending both the modern architectural theme of the building and the landscape design
to those found on Myrtle Plaza.
F. The site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying
betterment of conditions affecting the public health, safety, comfort, and welfare.
The proposed development will eliminate a current vacant site and enhance the
surrounding neighborhood by providing a well-designed, pedestrian oriented building
design and takes advantage of the adjacent driveway, thus reducing the number of
driveways off 3rd Street. This project further supports the City’s General Plan mission of
achieving a safe community for all residents to enjoy by eliminating a vacant site which
are known to include a proliferation of weeds and debris, and development of the site
which will add to the balance of commercial mixes in the area, while at the same time
generating employment opportunities in the City of Downey.
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.
Staff has recommended conditions of approval be 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 is well designed and takes advantage of the adjacent driveway located on Myrtle
Plaza. The medical office building is situated close the front property, placing the parking lot
toward the rear of the property, thereby reducing the visual impact of the parking lot on the
neighborhood. Development of the site will also create a balance of commercial uses in the
vicinity while at the same time generating employment opportunities in the City of Downey.
Based on the analysis provided in this staff report and the findings made for the Site Plan
Review, staff recommends that the Planning Commission approve the Site Plan Review (PLN-
16-00236), subject to the recommended conditions of approval.
EXHIBITS
A. Aerial and Zoning Map of Property
B. Draft Resolution
C. Project Plans
PC Agenda Page 8
8028 Third St. – PLN-16-00236
Page 9
EXHIBIT A
AERIAL VIEW OF 8 028 3rd STREET
ZONING MAP OF 8028 3rd STREET
PC Agenda Page 9
RESOLUTION NO. 17-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING SITE PLAN REVIEW (PLN-16-00236),THEREBY
ALLOWING THE CONSTRUCTION OF A 3,750 SQUARE FOOT MEDICAL
OFFICE BUILDING ON PROPERTY LOCATED AT 8028 THIRD STREET,
ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN – DOWNTOWN
RESIDENTIAL DISTRICT).
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. On September 27, 2016, the applicant submitted a land use permit application to the
Planning Division for the proposed 3,750 medical office building; and
B. On October 26, 2016, staff sent out an incomplete letter to the applicant regarding
additional comments and corrections that needed to be addressed at this stage to deem
the applications complete. One of those corrections required an Architectural Peer
Review by Gwynne Pugh Urban Studio. On March 8, 2017 the applicant submitted
revised plans; however, the site plan was slightly modified and staff deemed the
application incomplete in order to allow the applicant to address the outstanding issue;
and
C. On March 30, 2017 the application submitted the revised plans and on April 5, 2017, the
application was deemed complete; and
D. On April 6, 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; and
E. The Planning Commission held a duly noticed public hearing on April 19, 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 is zoned Downtown Downey Specific Plan – Downtown Residential
District, which encourages different types of office developments. The project further
supports the goals and policies of the DDSP by proposing a medical office building that
PC Agenda Page 10
Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 2
helps maintain a balance of land uses (Policy 1.1.1.).The development of the site for a
medical office building complies with Policy 1.1.3. by generating new business
opportunities in the area. In addition, development of the 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. Furthermore, small medical offices, such as the one proposed, can be
considered a supportive use for surrounding residential developments, which is
encouraged by the Downtown Residential District. As proposed the project complies with
and/or exceeds the development standards of the DDSP.
2. The proposed development is in accordance with the purposes and objectives of Article
IX and the zone in which the site is located.
The project site is located within the Downtown Downey Specific Plan – Downtown
Residential District, which permits the development of medical offices and the
development of the site through the Site Plan Review process. In accordance with
Article IX of the City’s Municipal Code, the applicant has applied for a site plan review
application to make sure the project complies with the DDSP development standards.
The project as proposed complies with the development standards of the DDSP –
Downtown Residential District. Furthermore, small medical offices, such as the one
proposed, can be considered a supportive use for surrounding residential developments,
which is encouraged by the Downtown Residential District.
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 development of a 3,750 square foot medical office building fits in
harmoniously with the existing character of the neighborhood, and will enhance the
character and design of the site. The architecture of the medical office building is a
simplistic, modern design, which includes rectilinear elements found in Modern
architecture. The landscape palette consists of drought tolerant planting materials that
are well placed throughout the site, provide shaded parking areas, add color to the site,
and which contrast with the primary grey and white building colors. Additionally, the
proposed crape myrtles proposed in the parking lot will match the trees found on the
adjacent Myrtle Plaza commercial development. Together, the architecture and
landscaping designs create a pleasing aesthetic effect that will benefit the surrounding
community.
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 landscaping around the front
building façade creates a nice transitional buffer between the front property line and the
front of the building. The pedestrian entrance to the building also includes decorative
stamped concrete. The use of a shared driveway to the west reduces the number of
interruptions along the sidewalk, and in combination with the proximity of the building to
PC Agenda Page 11
Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 3
the front property line, creates a more pedestrian friendly design and contributes to a
more desirable, walkable downtown.
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 include a modern architectural design, which can be found on some of
the newer non-residential developments in the immediate area, such as the adjacent
Myrtle Plaza development and the private elementary school across the street. As
proposed, the building will improve the community appearance by eliminating a vacant
site, and will enhance the existing neighborhood by providing a pedestrian oriented
design. Development of the site will also place parking lot to the rear of the
development, taking advantage of the existing driveway on Myrtle Plaza thereby
reducing the visual breaks along the public right-of-way. The proposed development of
the site will complement the adjacent commercial development by blending both the
modern architectural theme of the building and the landscape design to those found on
Myrtle Plaza
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 will eliminate a current vacant site and enhance the
surrounding neighborhood by providing a well-designed, pedestrian oriented building
design and takes advantage of the adjacent driveway, thus reducing the number of
driveways off 3rd Street. This project further supports the City’s General Plan mission of
achieving a safe community for all residents to enjoy by eliminating a vacant site which
are known to include a proliferation of weeds and debris, and development of the site
which will add to the balance of commercial mixes in the area, while at the same time
generating employment opportunities in the City of Downey.
7. The proposed development's site plan and its design features will include graffiti
resistant features and materials in accordance with the requirements of Section 4960 of
Chapter 10 of Article IV of this Code.
Conditions of approval have been added to this project to comply with Section 4960 of
Chapter 10 of Article IV of the Municipal Code. This includes (1) the use of graffiti
resistant products in the construction of the building and (2) the removal of any graffiti
within 48 hours of application, which will be the responsibility of the applicant to
complete.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this resolution,
the Planning Commission of the City of Downey hereby approves Site Plan Review (PLN-16-
00038), subject to conditions of approval, attached hereto as Exhibit A, which are necessary to
preserve the health, safety and general welfare of the community and enable the Planning
Commission to make the findings set forth in the previous sections. The conditions are fair and
reasonable for the accomplishment of these purposes.
PC Agenda Page 12
Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 4
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 19th day of April, 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 19th day of April,
2017, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 13
Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 5
EXHIBIT A - CONDITIONS
SITE PLAN REVIEW (PLN-16-00236)
PLANNING
1. The approval of this Site Plan Review (PLN-16-00236) allows for the construction of
a 3,750 square foot medical office building, which also includes all parking areas,
landscaping and accessary structures contained therein.
2. Site Plan Review (PLN-16-00236) 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. The light poles shall be rectangular in shape and painted to
match the existing light poles found on the Myrtle Plaza development located at
11019 Myrtle Street.
7. The approved architectural style shall be as noted in the approved plans.
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.
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Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 6
10. The use and/or installation of dry wells are prohibited. The infiltration system to be
used to meet the Low Impact Development requirements shall be approved by the
City Planner and the Director of Public Works.
11. Roof mounted equipment shall be architecturally screened.
12. The tinting of windows or mirror glazing shall be prohibited. This shall not prohibit the
use of curtains, blinds or other types of interior screening to provide privacy into
examination rooms.
13. The applicant shall comply with the art in public places requirements set forth in
Downey Municipal Code 8950 et seq. This shall include payment of all required fees
prior to the issuance of building permits. Should the applicant exercise their right to
install public art on site, the public art application (including payment of all deposits)
shall be submitted prior to the issuance of building permits.
14. Drought tolerant landscaping shall be used in all landscape areas of the site. All
landscape shall be installed and permanently maintained as approved by the
Planning Commission.
15. All above grade back-flow preventers, check valves, and transformers shall be
painted green and screened from view from the public right-of-way.
16. All project entries, driveways, and parking areas shall have an enhanced paving
(pavers or stamped color concrete). The City Planner shall review and approval final
enhanced paving prior to installation.
17. No above ground transformer shall be located within the front yard. The final
transformer location shall be approved by the City Planner prior to installation.
18. Prior to the issuance of building permits, the applicant shall record a shared access,
parking and trash and recycling facility agreement with the property owner of Myrtle
Plaza, located at 11019 Myrtle Street prior to the issuance of building permits.
19. The applicant shall obtain approval of a lot line adjustment application prior to the
issuance of building permits.
BUILDING
20. All construction shall comply with the most recent version of the California Building
Code, as adopted by the City of Downey.
21. 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 medical office building.
FIRE
22. All construction shall comply with the most recent version of the California Fire Code,
as adopted by the City of Downey.
23. An automatic fire sprinkler system shall be installed. All fire protection systems shall
require City of Downey Building and Safety or Fire Department permits.
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Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 7
24. Installation of approved Automatic Fire Extinguishing System shall be installed in
accordance with nationally recognized standards.
25. The applicant shall comply with DMC §3610 Hydrant Placement - The City of
Downey requires that a fire hydrant be placed within one hundred fifty feet (150′) of a
Fire Department Connection (FDC).
26. Prior to Building Department plan check submittal, the applicant shall provide specific
detail regarding the type of medical uses that will be occupying the facility. Additional
code requirements may be required based on actual occupant usage.
27. The applicant shall comply with California Fire Code Section 506.1 – Key Boxes, and
shall provide a Fire Department approved key box (Knox® Rapid Entry System).
PUBLIC WORKS
28. 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.
29. The owner/applicant shall install all on-site utilities underground.
30. The applicant shall provide recycling facilities, i.e., storage and handling areas for
recycling facilities. Show refuse/recycle enclosure specifications (location, size). The
applicant shall record a shared trash and recycling facility agreement with the
adjacent parcel located at 11019 Myrtle Street.
31. The owner/applicant shall be required to complete a construction & demolition (C&D)
waste management plan per Article V, Chapter 8 of the Downey Municipal Code.
32. Obtain permits from Public Works Department for all public improvements within the
public right of way.
33. Prior to obtaining permits, the applicant shall submit public improvement plan(s) for
review and approval by Public Works Department.
34. The applicant shall install two, 24-inch box, podocarpus gracilor (Fern Pine) tree,
within tree wells, within the public right-of-way in front of the subject site. This
requirement includes the replacement of the existing public right-of-way tree.
35. The owner/applicant shall comply with the National Pollutant Discharge Elimination
System (NPDES) of the Federal Clean Water Act; the General Resources Control
Board; Ordinance 1142 of the Downey Municipal Code (DMC); and the Low Impact
Development (LID) Plan. Furthermore, the applicant shall be required to Certify and
append Public Works standard to all construction and grading plans as required by
the LACoDPW Stormwater Quality Management Plan (SQMP); and is required to
certify and append Public Works standard “Attachment A - Storm Water Pollution
Control Requirements for Construction Activities Minimum Water Quality Protection
Requirements for All Development Construction Projects/Certification Statement” to
all construction and grading plans as required by the LACoDPW Stormwater Quality
Management Plan (SQMP).
PC Agenda Page 16
Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 8
36. The owner/applicant shall construct/install curb, gutter, sidewalk, disabled ramps,
portland cement concrete driveway approach, two (24-inch box with 2-inch diameter
trunk) street trees, and pavement 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. 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.
37. All driveway approaches shall be as wide as the driveway or parking aisle they
serve. All unused driveways shall be removed and reconstructed with full-height
curb, gutter and sidewalk.
38. The owner/applicant shall install pavement, which consists of a minimum section of
4” thick aggregate base, and a minimum 2-1/2” thick asphalt concrete pavement, or
equivalent.
39. The owner/applicant shall submit a recorded mylar copy of the final map, a digital
AutoCAD format file (AutoCAD 2012 or later) and scanned, uncompressed TIFF
images of final map on a portable media for city’s GIS system data updates and
maintenance.
40. Prior to the final approval of Building permits, the applicant shall remove all
construction graffiti created as part of this project within the public-right-of-way.
41. 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.
42. The owner/applicant shall furnish and install new dedicated potable water service
line, meter, and meter box.
43. 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.
44. 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.
45. The owner/applicant shall furnish and install one fire hydrant along Third Street 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. If it is determined that a new fire hydrant is
not required, the applicant may be required to replace or retrofit existing fire hydrants
and laterals, and associated facilities with new facilities to current Downey standards
and materials. Backflow devices, fire department connections, and associated
appurtenances are to be located on private property and shall be readily accessible
PC Agenda Page 17
Resolution No. 17-______
Downey Planning Commission
8028 3rd Street – PLN-16-00236
April 19, 2017 - Page 9
for emergency and inspection purposes. Backflow devices shall be screened from
street view by providing sufficient landscaping to hide it.
46. 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.
47. 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).
48. 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.
49. 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.
50. 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 standards to all construction and grading plans as required by
the LACoDPW Stormwater Quality Management Plan (SQMP).
51. 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.
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