HomeMy WebLinkAbout1. PLN-17-00052 - 12120 WoodruffSTAFF REPORT
PLANNING DIVISION
DATE: DECEMBER 6, 2017
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER
PREPARED BY: MONICA ESPARZA, SENIOR PLANNER
SUBJECT: PLN-17-00052 (ZONE CHANGE AND SITE PLAN REVIEW) – A
REQUEST TO REZONE A PORTION OF THE SITE FROM P-B
(PARKING BUFFER) TO M-1 (LIGHT MANUFACTURING), CONSTRUCT
A NEW 17,656 SQUARE-FOOT, ONE-STORY INDUSTRIAL BUILDING,
AND MODIFY THE FAÇADE OF AN EXISTING 1,067 SQUARE-FOOT
INDUSTRIAL BUILDING
LOCATION: 12120-12132 WOODRUFF AVENUE
ZONING: P-B (PARKING BUFFER), M-1 (LIGHT MANUFACTURING), AND M-2
(GENERAL MANUFACTURING)
REPORT SUMMARY
Matson Architects, Inc,(hereinafter “Applicant”) is requesting to rezone a portion of the subject
site from P-B (Parking Buffer) to M-1 (Light Manufacturing) and to construct a new 17,656
square-foot industrial building. In addition, the Applicant is also proposing to modify the façade
of an existing 1,067 square-foot building. Pursuant to Code Section 9820.04, all new permitted
structure and site improvements in all zones except the R-1 and R-2 Zones require approval of
a Site Plan Review from the Planning Commission. Based on the analysis contained in this
report, staff recommends that the Planning Commission adopt the following titled resolutions:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF DOWNEY APPROVAL
OF ZONE CHANGE (PLN-17-00052), THEREBY REZONING A PORTION OF
PROPERTY LOCATED AT 12120-12132 WOODRUFF AVENUE FROM P-B
(PARKING BUFFER) TO M-1 (LIGHT MANUFACTURING).
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING SITE PLAN REVIEW (PLN-17-00052), THEREBY ALLOWING THE
CONSTRUCTION OF A 17,656 SQUARE-FOOT, ONE-STORY INDUSTRIAL
BUILDING AND THE MODIFICATION OF THE FAÇADE OF AN EXISTING 1,067
SQUARE-FOOT BUILDING, ON PROPERTY LOCATED AT 12120-12132
WOODRUFF AVENUE, ZONED P-B (PARKING BUFFER) AND M-1 (LIGHT
MANUFACTURING) AND M-2 (GENERAL MANUFACTURING).
Agenda Page 1
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 2
BACKGROUND
The subject property is located on the east side of Woodruff Avenue, south of Washburn Road
and north of Imperial Highway. The subject site is zoned P-B (Parking Buffer) for 20 feet along
the front property line, adjacent to Woodruff Avenue. Then the property is zoned M-1 (Light
Manufacturing) for 230 feet. The M-2 (General Manufacturing) zone takes up the rear of the
subject site for approximately 101 feet. The subject site has a General Plan Land Use
Designation of General Manufacturing. The site has an area of 111,030 square feet and is
currently developed with six (6), one-story buildings, no landscaping and 92 parking spaces.
Four buildings along the northern property line were previously demolished in February 2017 to
accommodate the requested project. The buildings to the rear of the site, located along the
easterly property line are run and operated by a variety of uses, including a graphics business
and an auto repair business.
The uses surrounding the site include the Kingdom Hall of Jehovah’s Witnesses to the north,
the Downey Medical Center to the northwest, a strip mall directly across the street, and the rear
of the Iglesia de Cristo church. To the south, both on the west and east of Woodruff Avenue are
manufacturing uses and a self-storage development.
Project Aerial
On April 11, 2017, the applicant submitted applications for a Zone Change and a Site Plan
Review requesting to change the zone for a portion of the property from P-B (Parking Buffer) to
M-1 (Light Manufacturing) and for the proposed development of a one-story, 17,656 square-foot
building, and a façade modification for the existing 1,067 square-foot building located to the
south-western portion of the property. In accordance with State law, Staff reviewed the
applications for completeness within 30 days. On May 11, 2017, Staff deemed the application
incomplete. On September 25, 2017, the applicant submitted the remaining information needed
to complete the application. Accordingly, staff deemed the application complete on October 12,
Agenda Page 2
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 3
2017. The notice of pending public hearing was published in the Downey Patriot and mailed to
all property owners within 500’ of the subject site on November 22, 2017.
DISCUSSION
Zone Change
The subject site currently has three zones, as illustrated below.
Zoning Map of Subject Site
The P-B (Parking Buffer) zone was intended to create separation between buildings and
adjoining streets and properties. The City of Downey conducted a comprehensive Zoning Code
update in 2008, which then eliminated the P-B zone, therefore making it obsolete. Building
separation for new development is now dictated by setbacks, variable height standards, and
Site Plan Reviews. When Staff receives applications for Site Plan Reviews where the property is
partially zoned P-B, the Applicant is required to also apply for a zone change to eliminate this
zone. As such, the Applicant is proposing to eliminate the P-B zone on the property and
incorporate this area into the adjoining M-1 zone. The proposed zone change complies with the
General Plan Land Use Designation of General Manufacturing wherein it states that the General
Manufacturing designation is intended for manufacturing, wholesaling, and other industrial land
uses. The corresponding zone for this designation is M-1/M-2, Light/General Manufacturing.
Agenda Page 3
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 4
Proposed Zoning Map
Site Plan Review – Project Description
The Applicant is proposing to demolish two (2) additional buildings along the southern property
line and construct a new 17,656 square-foot, 18-foot tall, one-story industrial building along the
northern property line. Each tenant space will include a warehouse and office space. The
building will be setback 18 feet from Woodruff Avenue to match the front building line of the
existing 1,067 building that is to be modified. The uses for these spaces will be in compliance
with the permitted uses for the underlying zone.
A review of the project development standards are as follows:
Standard Requirement Proposed
Lot Coverage NR (No Requirement) 45,492 sq. ft.
Building Height 45 feet or three stories 18 feet / one story
Landscape Area 10% of parking area
(4,971 sq. ft.)
10.3%
(5,136 sq. ft. )
Setbacks:
Front
(along Woodruff Avenue)
Rear (abutting a nonresidential zone)
Side (abutting a nonresidential zone)
North Side
South Side
10 feet
20 feet
NR
18 feet
0 feet (This is an existing
nonconforming setback)1
5 feet, 4 inches
5 feet
Access to the site is from Woodruff Avenue. A radius return approach, which allows easier
access onto the site from Woodruff Avenue, will be provided. Pavers will be installed across the
1 The rear buildings will remain at their current location. Setbacks only apply to new construction.
Agenda Page 4
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 5
approach to add an aesthetically pleasing characteristic to the driveway. The parking and
circulation on site will be completly redone to accommodate the required amount of parking
spaces and to integrate landscaping into the parking areas. The site has been parked pursuant
to Code Section 9712 wherein the parking requirement for manufacturing and industrial uses is
one (1) parking space per 500 square feet. This requirement takes into account the existing
uses on site and satisfies these requirements. With the proposed building area of the site
totaling 45,492 square feet, the required parking at one (1) space per 500 square feet, the
parking requirement for this site is 91 parking spaces. As such, the Applicant is providing 91
parking spaces on site, 86 standard spaces and five (5) ADA accessible spaces.
Architecture
The Applicant worked closely with Staff to create a modern, industrial building that would
complement the existing and surrounding architecture, but that would also bring a new and
attractive look to Woodruff Avenue where there are predominantly manufacturing buildings that
lack a relationship to the street.
The architecture of the new building is modern in design and includes a glass door and window
as the entrance off of Woodruff Avenue. The building’s placement and low-profile in relation to
Woodruff Avenue creates a more welcoming and less industrial look for this property. Along with
the construction of the new building, the existing 1,067 square-foot, one-story building that is
located in the south-west corner of the property will undergo a façade modification to match the
architectural style of the new building. The walls of both buildings will be stucco and will be
painted with an earth toned theme with various shades of brown and an accent of burgundy
over the canopies of the glass door entrances to each tenant space. The existing angled roof of
the 1,067 square-foot building will be removed and changed to a flat roof to match the new
building.
The following renderings reflect the proposed design of the building:
Proposed view from Woodruff Avenue
Agenda Page 5
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 6
Landscaping
The development of this site will include all new landscaping, as there currently is none.
Pursuant to Code Section 9520 (Landscaping, Lighting, and Walls), this site is required to have
a minimum of ten percent landscaping throughout the site. The Applicant is providing 10.3%
landscaping, which includes trees and drought tolerant shrubs. Since landscaping does not
currently exist on the subject site nor within the parking lot, the entire parking lot will be
reconfigured and redesigned to allow for the installation of landscaping. Landscaped planters
will be placed in between rows of parking stalls to create “orchard” parking lot landscaping, as
regulated in Code Section 9520 – Landscaping, Lighting, and Walls. The Applicant will also be
planting 25 trees on site to comply with Table 9.5.4 (below), which includes three (3) - 48” box
trees, three (3) - 36” box trees, four (4) - 24” box trees, and 15 - 15 gallon trees.
The following landscape palette illustrates the types of plants that will be located at this site:
Plant Palette
Agenda Page 6
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 7
Integrated into the landscaping of the project are four (4) new trash enclosures, to be
constructed at various locations throughout the parking lot. These enclosures will be
architecturally compatible with the design of the building.
DEVELOPMENT REVIEW COMMITTEE
The City’s Development Review Committee reviewed the project on April 17, 2017. The Fire
Department had a concern regarding emergency fire access onto the site. The Applicant
addressed this concern by providing a clear turnaround around in the rear of the site for fire
access. There were no concerns from any other department, therefore standard Conditions of
Approval have been applied to the project.
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,
(Class 32, In-fill Development Projects) 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 applicable general plan designation and all
applicable general plan policies under five (5) acres, as well as all applicable zoning designation
and regulations.
FINDINGS
Zone Change
In order to approve a zone change, the following findings must be adopted:
A. That the zone change is necessary and desirable for the development of the
community in harmony with the objectives of the General Plan and this chapter
and is in the interest of furtherance of the public health, safety, and general
welfare.
The zone change will rezone a portion of the property to M-1 zone. This is consistent
with the other properties along Woodruff Avenue, which are also in the M-1/ M-2 zone.
Notwithstanding this, the zone change maintains the goal of the General Plan land use
designation for General Manufacturing because the applicable zone to this designation
is M-1 and M-2. Furthermore, General Plan Program 1.3.2.3 encourages the change of
the zoning of properties where in consistent with general plan land use designations.
The P-B zone is obsolete; therefore its elimination is necessary in order to comply with
the General Plan.
B. That the zone change will be compatible and complementary to existing
conditions and adjoining property in the surrounding area.
The subject site is completely surrounded by other M-1 and M-2 zoned properties and is
adjacent to similar manufacturing uses. The elimination of the P-B zone will remain
consistent with the adjoining properties.
Agenda Page 7
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 8
C. That the site is adequate in size to accommodate the uses permitted in the zone
requested and that all applicable property development standards can be
complied with.
The subject site has a lot area of 111,030 square feet. The minimum lot size required for
the M-1 zone is 20,000 square feet and the M-2 zone is 40,000 square feet. The subject
site exceeds the minimum required lot size for both of these zones. The subject site is
more than adequate in size to accommodate the uses allowed in the underlying zone.
Furthermore, the proposed project complies with all applicable development standards.
D. That the site properly relates to streets and highways designed and fully improved
to carry the type and quantity of traffic that is expected to be generated in the area
and that utilities exist or are planned which will adequately serve the property as
rezoned.
Woodruff Avenue is an 80-foot-wide, four-lane major-street within the City of Downey
and can accommodate substantial amounts of vehicular traffic and is fully improved.
Since the site has been in use as a manufacturing use, the site is already connected to
utilities. The zone change will not adversely impact the existing conditions of the street.
E. That the proposed zone change is in general conformance with the General Plan
and General Plan land use designation for the parcel.
The zone change will rezone a portion of the property to M-1 zone. This is consistent
with the other properties along Woodruff Avenue, which are also in the M-1/ M-2 zone.
Notwithstanding this, the zone change maintains the goal of the General Plan land use
designation for General Manufacturing because the applicable zone to this designation
is M-1 and M-2. Furthermore, General Plan Program 1.3.2.3 encourages the change of
the zoning of properties where inconsistent with general plan land use designations. The
P-B zone is obsolete; therefore its elimination is necessary in order to comply with the
General Plan.
Site Plan Review
In order to approve the Site Plan Review, the following findings must be adopted:
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 proposed site plan is consistent with the purpose of the manufacturing zone
regulations in that this development will provide employment opportunities close to home
for residents of the City and surrounding communities. Additionally, it complies with
Program 1.1.3.1 of the General Plan’s Land Use Chapter wherein it encourages land
uses that generate jobs. The development of this site will give businesses the
opportunity to operate within this space.
B. The proposed development is in accordance with the purposes and objectives of
Article IX and the zone in which the site is located.
Pursuant to Article IX, Section 9318.02, the purpose of the manufacturing zones is
intended to provide an orderly development and grouping together of light manufacturing
uses in harmony with each other and the rest of the community. The proposed
Agenda Page 8
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 9
development complies with all of the development standards for the manufacturing
zones and provides an opportunity for manufacturing businesses to occupy this space.
This continuation of a use will contribute to the character of the existing manufacturing
zone, therefore meeting the intent of the purpose of the manufacturing zone.
C. The proposed development's site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City.
The proposed development complies with all the development standards. The parking
and circulation of the site, as well as the addition of landscaping, will serve to upgrade
the property and integrate it harmoniously into the surrounding area.
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 and building orientation was
well-envisioned by the applicant. The relationship of the building to the street creates a
welcoming entrance into the building and is pedestrian friendly. The location of the
parking spaces throughout the development gives consideration to the residents and
visitors who will be patronizing this location.
E. The proposed development will improve the community appearance by preventing
extremes of dissimilarity or monotony in new construction or in alterations of
facilities.
The project will enhance the existing manufacturing uses in the area. The new building
will bring a current architectural style to the streetscape, while breaking up the monotony
of generic manufacturing buildings. The development prevents this dissimilarity by
modifying the façade of the existing 1,067 square-foot building to match the newly
constructed buildings on site, therefore making it a part of the development of the whole
lot.
F. The site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying
betterment of conditions affecting the public health, safety, comfort, and welfare.
The proposed development includes the development of a brand new, modern industrial
building. The new development will enhance the streetscape along Woodruff Avenue by
providing a modern building and new landscaping.
G. The proposed development's site plan and its design features will include graffiti
resistant features and materials in accordance with the requirements of Section
4960 of Chapter 10 of Article IV of this Code.
Conditions of approval have been added to this project to comply with Section 4960 of
Chapter 10 of Article IV of the Municipal Code. This includes the use of graffiti resistant
Agenda Page 9
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 10
products in the construction of the building and the removal of any graffiti within 72 hours
of application, which will be the responsibility of the applicant to complete.
CORRESPONDENCE
As of the date that this report was printed, Staff has not received any correspondence regarding
this application.
CONCLUSION
The project contains proper site layout, avoids impacts to neighboring properties, and includes
an aesthetically pleasing architectural design. Based on the analysis provided in this staff
report, staff feels that all of the required findings can be made in a positive manner; therefore,
staff recommends that the Planning Commission approve Zone Change and Site Plan Review
(PLN-17-00052), subject to the recommended conditions of approval.
EXHIBITS
A. Maps
B. Planning Commission Resolution for Zone Change
C. Planning Commission Resolution for Site Plan Review
D. Project Plans
Agenda Page 10
12120 Woodruff Avenue – PLN-17-00052
December 6, 2017 – Page 11
Exhibit ‘A’ - Maps
Location Map
Aerial Photograph
Agenda Page 11
RESOLUTION NO. 17-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF DOWNEY APPROVAL
OF ZONE CHANGE (PLN-17-00052), THEREBY REZONING A PORTION OF
PROPERTY LOCATED AT 12120-12132 WOODRUFF AVENUE FROM P-B
(PARKING BUFFER) TO M-1 (LIGHT MANUFACTURING).
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 April 11, 2017, the applicant submitted a request for a Zone Change and Site Plan
Review to eliminate the P-B (Parking Buffer) zone on the subject site, modify the façade
of an existing 1,067 square-foot building, and to allow the construction of a 17,656
square-foot industrial building. Due to missing information on the project plans, staff
deemed the application incomplete; and,
B. On September 25, 2017, the applicant submitted the remaining information needed to
complete the application. Accordingly, staff deemed the application complete on October
12, 2017; and,
C. On November 22, 2017, notice of the pending application published in the Downey
Patriot and mailed to all property owners within 500' of the subject site; and,
D. The Planning Commission held a duly noticed public hearing on December 6, 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 it has
reviewed the project for compliance with the requirements of the California Environmental
Quality Act. Based on its own analysis and consideration, it was found that the project is
categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-fill
Development Projects). The Planning Commission finds the project is consistent with the
General Plan and zoning, is on a site that is less than five acres and does not have any
protected habitat, and can be adequately served by utilities.
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Zone Change, the Planning Commission further finds,
determines and declares that:
A. That the zone change is necessary and desirable for the development of the community
in harmony with the objectives of the General Plan and this chapter and is in the interest
of furtherance of the public health, safety, and general welfare. The zone change will
rezone a portion of the property to M-1 zone. This is consistent with the other properties
along Woodruff Avenue, which are also in the M-1/ M-2 zone. Notwithstanding this, the
zone change maintains the goal of the General Plan land use designation for General
Manufacturing because the applicable zone to this designation is M-1 and M-2.
Furthermore, General Plan Program 1.3.2.3 encourages the change of the zoning of
Agenda Page 12
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 2
properties where in consistent with general plan land use designations. The P-B zone is
obsolete; therefore its elimination is necessary in order to comply with the General Plan.
B. That the zone change will be compatible and complementary to existing conditions and
adjoining property in the surrounding area. The subject site is completely surrounded by
other M-1 and M-2 zoned properties and is adjacent to similar manufacturing uses. The
elimination of the P-B zone will remain consistent with the adjoining properties.
C. That the site is adequate in size to accommodate the uses permitted in the zone
requested and that all applicable property development standards can be complied with.
The subject site has a lot area of 111,030 square feet. The minimum lot size required for
the M-1 zone is 20,000 square feet and the M-2 zone is 40,000 square feet. The subject
site exceeds the minimum required lot size for both of these zones. The subject site is
more than adequate in size to accommodate the uses allowed in the underlying zone.
Furthermore, the proposed project complies with all applicable development standards.
D. That the site properly relates to streets and highways designed and fully improved to
carry the type and quantity of traffic that is expected to be generated in the area and that
utilities exist or are planned which will adequately serve the property as rezoned.
Woodruff Avenue is an 80-foot-wide, four-lane major-street within the City of Downey
and can accommodate substantial amounts of vehicular traffic and is fully improved.
Since the site has been in use as a manufacturing use, the site is already connected to
utilities. The zone change will not adversely impact the existing conditions of the street.
E. That the proposed zone change is in general conformance with the General Plan and
General Plan land use designation for the parcel. The zone change will rezone a portion
of the property to M-1 zone. This is consistent with the other properties along Woodruff
Avenue, which are also in the M-1/ M-2 zone. Notwithstanding this, the zone change
maintains the goal of the General Plan land use designation for General Manufacturing
because the applicable zone to this designation is M-1 and M-2. Furthermore, General
Plan Program 1.3.2.3 encourages the change of the zoning of properties where
inconsistent with general plan land use designations. The P-B zone is obsolete;
therefore its elimination is necessary in order to comply with the General Plan.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this resolution,
the Planning Commission of the City of Downey hereby recommends that the City Council of the
City of Downey rezone 20-feet of the western-most portion of the subject site from P-B (Parking
Buffer) to M-1 (Light Manufacturing, as shown on the attached zoning map.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
[signatures on next page]
Agenda Page 13
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 3
PASSED, APPROVED AND ADOPTED this 6th day of December, 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 6th day of
December, 2017, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 14
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 4
Zoning Maps
Existing Zoning
Proposed Zoning
Agenda Page 15
RESOLUTION NO. 17-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING SITE PLAN REVIEW (PLN-17-00052), THEREBY
ALLOWING THE CONSTRUCTION OF A ONE, ONE-STORY, 17,656
SQUARE-FOOT INDUSTRIAL BUILDING ON PROPERTY LOCATED AT
12120-12132 WOODRUFF AVENUE, ZONED P-B (PARKING BUFFER) AND
M-1 (LIGHT MANUFACTURING) AND M-2 (GENERAL MANUFACTURING).
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 April 11, 2017, the applicant submitted a request for a Zone Change and Site Plan
Review to eliminate the P-B (Parking Buffer) zone on the subject site and rezone the
entire subject site to M-1 (Light Manufacturing) and to allow the construction of a 17,656
square-foot industrial building. Due to missing information on the project plans, staff
deemed the application incomplete; and,
B. On September 25, 2017, the applicant submitted the remaining information needed to
complete the application. Accordingly, staff deemed the application complete on October
12, 2017; and,
C. On November 22, 2017, notice of the pending application published in the Downey
Patriot and mailed to all property owners within 500' of the subject site; and,
D. The Planning Commission held a duly noticed public hearing on December 6, 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 it has
reviewed the project for compliance with the requirements of the California Environmental
Quality Act. Based on its own analysis and consideration, it was found that the project is
categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-fill
Development Projects). The Planning Commission finds the project is consistent with the
General Plan and zoning, is on a site that is less than five acres and does not have any
protected habitat, and can be adequately served by utilities.
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Site Plan Review, the Planning Commission further finds,
determines and declares that:
A. 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 proposed site plan is
consistent with the purpose of the manufacturing zone regulations in that this
development will provide employment opportunities close to home for residents of the
City and surrounding communities. Additionally, it complies with Program 1.1.3.1 of the
General Plan’s Land Use Chapter wherein it encourages land uses that generate jobs.
The development of this site will give businesses the opportunity to operate within this
space.
Agenda Page 16
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 2
B. The proposed development is in accordance with the purposes and objectives of Article
IX and the zone in which the site is located. Pursuant to Article IX, Section 9318.02, the
purpose of the manufacturing zones is intended to provide an orderly development and
grouping together of light manufacturing uses in harmony with each other and the rest of
the community. The proposed development complies with all of the development
standards for the manufacturing zones and provides an opportunity for manufacturing
businesses to occupy this space. This continuation of a use will contribute to the
character of the existing manufacturing zone, therefore meeting the intent of the purpose
of the manufacturing zone.
C. The proposed development's site plan and its design features, including architecture and
landscaping, will integrate harmoniously and enhance the character and design of the
site, the immediate neighborhood, and the surrounding areas of the City. The proposed
development complies with all the development standards. The parking and circulation
of the site, as well as the addition of landscaping, will serve to upgrade the property and
integrate it harmoniously into the surrounding area.
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 and building orientation was
well-envisioned by the applicant. The relationship of the building to the street creates a
welcoming entrance into the building and is pedestrian friendly. The location of the
parking spaces throughout the development gives consideration to the residents and
visitors who will be patronizing this location.
E. The proposed development will improve the community appearance by preventing
extremes of dissimilarity or monotony in new construction or in alterations of facilities.
The project will enhance the existing manufacturing uses in the area. The new building
will bring a current architectural style to the streetscape, while breaking up the monotony
of generic manufacturing buildings. The development prevents this dissimilarity by
modifying the façade of the existing 1,067 square-foot building to match the newly
constructed buildings on site, therefore making it a part of the development of the whole
lot.
F. The site plan and design considerations shall tend to upgrade property in the immediate
neighborhood and surrounding areas with an accompanying betterment of conditions
affecting the public health, safety, comfort, and welfare. The proposed development
includes the development of a brand new, modern industrial building. The new
development will enhance the streetscape along Woodruff Avenue by providing a
modern building and new landscaping.
G. The proposed development's site plan and its design features will include graffiti
resistant features and materials in accordance with the requirements of Section 4960 of
Chapter 10 of Article IV of this Code. Conditions of approval have been added to this
project to comply with Section 4960 of Chapter 10 of Article IV of the Municipal Code.
This includes the use of graffiti resistant products in the construction of the building and
the removal of any graffiti within 72 hours of application, which will be the responsibility
of the applicant to complete.
Agenda Page 17
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 3
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-17-
00052) subject to conditions of approval attached hereto as Exhibit A, which are necessary to
preserve the health, safety and general welfare of the community and enable the Planning
Commission to make the findings set forth in the previous sections. The conditions are fair and
reasonable for the accomplishment of these purposes.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 6th day of December, 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 6th day of
December, 2017, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 18
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 4
SITE PLAN REVIEW (PLN-17-00052)
EXHIBIT A - CONDITIONS
PLANNING
1) The approval of this Site Plan Review (PLN-17-00052) allows for the construction of a
17,565 square-foot industrial building and a façade modification of a 1,067 square-foot
building, inclusive of all parking and landscaping as shown in the plans dated September
25, 2017.
2) This Site Plan Review (PLN-17-00052) 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) 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.
6) This approval shall not be valid or in effect unless the City Council of the City of Downey
approves the zone change to eliminate the P-B (Parking Buffer zone from the property.
7) 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.
8) Prior to the final of building permits, the existing buildings located in the rear of the
subject site shall be painted to match the newly constructed buildings.
Agenda Page 19
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 5
9) The approved architectural style shall be as noted in the approved plans. Changes to the
facades and/or colors shall be subject to the review and approval of the City Planner.
The approved color schedule is as follows:
Location Color
Metal Canopies over entryways Benjamin Moore #1302 or equivalent
Roll-up doors Benjamin Moore #1127 or equivalent
Exterior Walls Benjamin Moore #1123 or equivalent
Stringcourse (horizontal band around
building)
Benjamin Moore #1125 or equivalent
10) All buildings and walls shall be finished with graffiti resistant materials. Prior to the
issuance of building permits, the applicant shall demonstrate to the satisfaction of the
City Planner, that the finished materials will comply with this requirement.
11) Any graffiti applied to the site shall be removed within 72 hours.
12) Drought tolerant landscaping shall be used in all landscape areas of the site. All
landscape shall be installed and permanently maintained as approved by the Planning
Commission. The minimum sizes of trees shall be as follows:
Type Size Quantity
Desert Museum Palo Verde 48” box 3
Pink Trumpet Tree 36” box 3
Brisbane Box 24” box 4
Brisbane Box 15 gallon 15
13) All above-grade back-flow preventers, check valves, and transformers shall be painted
green and screened from view from the public right-of-way.
14) All project entries shall have an enhanced paving (pavers or stamped color concrete).
The City Planner shall review and approve final enhanced paving prior to installation.
15) Applicant shall install radial curbs for both ingress and egress.
16) Prior to installing any signs on the property, the applicant shall obtain approval of a
Planned Sign Program by the Planning Commission.
17) All mechanical equipment shall be mounted to the rooftop and shall not extend higher
than the building parapets. In cases where roof mounted equipment is required by
another code or regulation to extend taller than the parapet, said equipment shall be
screened from view to the satisfaction of the City Planner.
18) All new accessory structures, including trash enclosures, shall be no taller than 12-feet.
BUILDING
19) All construction shall comply with the most recent version of the California Building
Code, as adopted by the City of Downey.
Agenda Page 20
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 6
20) Prior to the commencement of construction, the applicant shall obtain all required
permits. Additionally, the applicant shall obtain all necessary inspections and permit final
prior to occupancy of the units.
FIRE
21) All construction shall comply with the most recent version of the California Fire Code, as
adopted by the City of Downey.
22) An automatic fire sprinkler system shall be installed. All fire protection systems require
City of Downey Building and Safety or Fire Department permits.
23) Installation of approved fire extinguishing system in accordance with DMC Section 3319.
2013 CFC, and applicable NFPA standards. A separate plans and permit shall be
obtained for the residential fire sprinkler system.
24) Fire lanes shall be posted in accordance with the CFC and the California Vehicle Code
(C.V.C.), Section 22500.1 which requires: A sign, citing C.V.C. 22500.1, posted
immediately adjacent to, and visible form, the designated place clearly stating that the
place is a fire lane; Outlining or painting the place in red and, in contrasting color,
marking the place with the words “FIRE LANE” which are visible from the vehicle, OR by
a red curb or red paint on the edge of the roadway which is clearly marked by the words
“FIRE LANE”. The required width of a fire lane shall not be obstructed in any manner,
including stopping or parking of vehicles. Entrances to fire lanes which have been close
with gates or barriers, approved by the Fire Department shall not be obstructed. The
minimum Fire lane or Fire Access road requirements shall be no less than 20-feet
unobstructed.
25) The applicant shall install a Knox® Rapid Entry System: key switch for gate entry. The
Knox® Box’s shall be mounted at a height not greater than 10-feet for protruding boxes
or six (6) feet for flush mounted boxes. All gated entrance (pedestrian/auto) shall be
provided with a “Knox® Access” system approved by the Fire Department.
PUBLIC WORKS
26) All on-site public utilities shall be installed underground.
27) Prior to issuance of Building Permits, the Applicant shall complete a construction &
demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey
Municipal Code.
28) Proposed public improvements shall comply with the latest edition of Standard Plans
and Specifications for Public Works Construction and City of Downey standards. The
Applicant shall submit public improvement plan(s) for review and approval by Public
Works Department.
29) The Applicant shall obtain permits from Public W orks Department for all public
improvements within the public right of way.
Agenda Page 21
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 7
30) Prior to final of building permits, the Applicant shall remove and replace damaged,
uneven or sub-standard curb, gutter, sidewalk, driveway, disabled ramps, and pavement
to the satisfaction of the Public Works Department. Contact Public Works Inspector at
(562) 904-7110 to identify construction areas to be removed and replaced.
31) Prior to commencement of construction, the Applicant shall submit an engineered
grading plan and/or hydraulic calculations and site drainage plan for the site (prepared
and sealed by a registered civil engineer in the State of California) for approval by the
Engineering Division and Building and Safety Division. Lot(s) shall not have less than
one (1%) percent gradient on any asphalt or non-paved surface, or less than one quarter
(1/4%) percent gradient on any concrete surface. Provide the following information on
plans: topographic site information, including elevations, dimensions/location of
existing/proposed public improvements adjacent to project (i.e. street, sidewalk, parkway
and driveway widths, catch basins, pedestrian ramps); the width and location of all
existing and proposed easements, the dimensions and location of proposed dedications;
the location, depth and dimensions of potable water, reclaimed water and sanitary sewer
lines; chemical and hazardous material storage, if any, including containment provisions;
and the type of existing use, including the gross square footage of the building, and its
disposition.
32) Prior to building permit final, all unused driveways shall be removed and constructed
with full-height curb gutter, and sidewalk.
33) Construct onsite pavement, consisting of a minimum section of 4” thick aggregate base,
and a minimum 2-1/2” thick asphalt concrete pavement.
34) Comply with the National Pollutant Discharge Elimination System (NPDES); Ordinance
1142 of the Downey Municipal Code (DMC); and the Low Impact Development (LID)
Plan. Furthermore, the applicant shall be required to Certify and append Public Works
standard to all construction and grading plans as required by the LACoDPW Stormwater
Quality Management Plan (SQMP).
35) Prior to building final, remove all construction graffiti created as part of this project within
the public-right-of-way in a timely manner.
36) 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.
37) The owner/applicant shall provide and use reclaimed water for all landscape irrigation
and other non-potable water needs (if approved by LA County DHS and Downey) in
cases where a reclaimed water main is located in the vicinity of the project site.
38) The owner/applicant shall grant easements in the name of the City shall include:
a) Vehicular easements
b) Walkway easements
c) Drainage easements
d) Utility easements
Agenda Page 22
Resolution No. 17-
Downey Planning Commission
12120-12132 Woodruff Avenue – PLN-17-00052
December 6, 2017 - Page 8
39) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable
water service line, meter, and meter box for each unit.
40) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water
service line, meter, and meter box for each unit.
41) 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.
42) 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.
43) The owner/applicant shall provide improvement plan mylars, record drawing mylars, and
record drawing digital (AutoCAD – latest edition) files in accordance with the
requirements of the Department of Public Works that have been signed by a civil
engineer licensed in the State of California. Final approval of new utilities shall be
dependent upon submittal and approval of record drawing mylars and scanned,
uncompressed TIFF images of record drawings on a CD/DVD-ROM media per City’s
GIS Requirements.
44) 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.
END OF CONDITIONS
Agenda Page 23
JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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12120 WOODRUFF AVE.
DOWNEY , CA 90241
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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URANE WOODRUFF
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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DOWNEY, CA. 90241
URANE WOODRUFF
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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SOUTH ELEVATIONSCALE: 1/8"= 1'-0"
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URANE WOODRUFF
12120 WOODRUFF AVE.
DOWNEY , CA 90241
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OVERALL SOUTH ELEVATION- 12120 WOODRUFFSCALE: 1/16"= 1'-0"
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
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12120 WOODRUFF AVE.
DOWNEY , CA 90241
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WEST ELEVATIONSCALE: 1/8"= 1'-0"NORTH ELEVATION- 12120 WOODRUFFSCALE: 1/8"= 1'-0"
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JONATHAN S. MATSON, A.I.A.
13271 South Street
Cerritos, California 90703
(562) 402-9100 Fax (562) 402-6570 E-mail: information@matsonarch.com
MATSON ARCHITECTS INC.
SCALE: 1/8"=1'-0"
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DOWNEY, CA. 90241
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EXISTING ELEVATIONS- 12132 WOODRUFF
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SCALE: 1/8"=1'-0"1A-4.2 NEW ELEVATIONS- 12132 WOODRUFF
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Agenda Page 35
Agenda Page 36
LANDSCAPE NOTESAll LANDSCAPE AREAS TO BE IRRIGATED WITHAN AUTOMATIC IRRIGATION SYSTEM.LANDSCAPING IS TO CONFORM TO ALLAPPLICABLE CODES & ORDINANCES.PROPERTY OWNER SHALL BE RESPONSIBLE FORALL ON-SITE LANDSCAPING AS SHOWN.348" BOX
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California License #3098
Tel: (714) 680-0417
Fullerton, California 92832
Email: charles@emeraldladesign.com
305 N. Harbor Blvd, Suite 222
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