HomeMy WebLinkAbout1. PLN-17-00115 11100 DowneySTAFF REPORT
PLANNING DIVISION
DATE: JANUARY 17, 2018
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-17-00115 (SITE PLAN REVIEW) – A REQUEST TO CONSTRUCT A
580 SQUARE FOOT SECOND STORY ADDITION, A 776 SQUARE FOOT
COVERED ROOF DECK, AND CONDUCT FAÇADE MODIFICATIONS
TO AN EXISTING BUILDING
LOCATION: 11100 DOWNEY AVENUE
ZONING: DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN)
REPORT SUMMARY
Don Jervis (hereinafter “Applicant”) is requesting to construct a 580 square-foot, second-story
addition, add a new 776 square foot covered roof deck, and modify the facades on an existing
building to accommodate a future restaurant on property located at 11100 Downey Avenue.
Pursuant to Code Section 9820.04, all new permitted structures 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 resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING SITE PLAN REVIEW (PLN-17-00115), THEREBY ALLOWING THE
CONSTRUCTION OF A 580 SQUARE FOOT SECOND STORY ADDITION, A 776
SQUARE FOOT COVERED ROOF DECK, AND FAÇADE MODIFICATIONS TO AN
EXISTING BUILDING TO ACCOMODATE A FUTURE RESTAURANT, ON
PROPERTY LOCATED AT 11100 DOWNEY AVENUE, ZONED DDSP (DOWNTOWN
DOWNEY SPECIFIC PLAN).
BACKGROUND
The subject site is located on the southeast corner of Downey Avenue and 2nd Street and is
north of Firestone Boulevard. The site is located within the Downtown Downey Specific Plan
and has a General Plan Land Use Designation of Mixed Use. The site has an area of
approximately 1,660 square-feet. Ten (10) feet of the rear, easternmost portion of the lot is
dedicated to an alley. The site is currently improved with a one-story, 1,382 square-foot
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commercial building that was built in 1967 and has a total building height of 18-feet, 5-inches.
This building was developed separately from the adjacent commercial spaces to the south of
the subject site. The previous tenant, Azu Azu Boutique, closed its doors in December 2013 and
the space has been vacant ever since.
The uses surrounding the site include Mi Cielo, to the north of Second Street, a shoe store
directly adjacent to and south of the site, Porto's and Bastard's to the south west and west,
respectively, and the Downey View Apartments to the east. These adjacent uses are all located
within the Downtown Downey Specific Plan and have a General Plan Land Use Designation of
Mixed Use.
On July 12, 2017, the applicant submitted an application for a Site Plan Review requesting a
façade remodel and a 1,236 square-foot second-story rooftop dining area. In accordance with
State law, Staff reviewed the application for completeness within 30 days. On August 11, 2017,
Staff deemed the application incomplete. On December 18, 2017, the applicant submitted the
remaining information needed to complete the application. Accordingly, staff deemed the
application complete. 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 January 4, 2018.
DISCUSSION
The objectives of the Downtown Downey Specific Plan are to establish Downtown Downey as a
diverse area with a variety of activities to support and entertain all ages; promote the Downtown
as an economic core creating new employment opportunities; strengthen pedestrian, bicycle,
and transit-oriented characteristics while ensuring access for automobiles; preserve and
enhance the unique character of existing structures; identify Downtown as a cultural center for
Downey; and concentrate growth in Downtown while respecting and preserving surrounding
residential neighborhoods. The proposed project will promote these objectives and draw
attention to an under-utilized corner of Downtown Downey.
Project Description
The Applicant is proposing to remodel the existing 1,382 square-foot building, and add 1,356
square feet of useable space to the second floor. This includes a 580 square foot addition on
the east side of the building and a new 776 square foot covered rooftop dining area on the west
side of the building. A new 150 square-feet of outdoor dining area is proposed on the north
side of the building, along Second Avenue, and a new 53 square foot dining area is proposed
along the west side of the building, facing Downey Avenue. Based on the submitted plans,
these dining areas meet the required five (5) foot clearance within the public sidewalk. The
second-story will contain a staircase, storage and prep area, and a unisex bathroom. The
remaining portion of the second floor will be open along 2nd St. and Downey Ave. and will be
covered by a roof that is approximately 802 square-feet. Once completed, the building will have
a total building area of 1,962 square feet, a 776 covered roof deck, and 203 outdoor first floor
dining area.
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A review of the project development standards are as follows:
Standard Requirement Proposed
Maximum Floor Area Ratio 3.0 2, 575 sq. ft./ 1.6
Building Height Limit 6 stories / 75 ft 2 stories / 29 ft
Maximum Lot Coverage 100% 100%
The building occupies the entire site, leaving no on-site parking. Nevertheless, the downtown is
designed with a park once system, which encourages pedestrian scale and activating the
streetscape. To accomplish this, public parking is dispersed throughout downtown and takes
advantage of on-street parking spaces. As a result of the recent successes in the growth of
downtown, the City Council retained professional services from Dixon Resources Unlimited to
develop a long-term parking strategy. The parking study, which was approved by City Council
in February 2017, showed that average occupancy rates for parking in the downtown are well
below the industry standard threshold of 85%. “When a new use occupies space in an existing
building [within the downtown], the new use shall obtain approval of a parking waiver for any
increase in parking demand above the previous use in the building.1” In this case, since the
future restaurant has a higher parking demand than the previous retail use, the Applicant will be
required to obtain parking waivers for 12 parking spaces.
Use Parking Standard Demand Factor Parking Requirement
Existing Demand
Retail 1 space / 500 s.f. 1,382 s.f. 3
Proposed Demand
Restaurants 1 space / 200 s.f. 2,941 s.f. 15
Due to the location of the subject site within the Downtown Downey area and potential noise
impacts to the adjacent Downey View Apartments, Staff worked with the applicant on the
building design and layout to minimize issues. By constructing the second story addition on the
east side of the building, providing a full height wall on the south side of the building, and a
cover over the rooftop dining area, the Applicant will mitigate any potential noise impacts to the
residents within the Downey View Apartments. To mitigate construction noise, staff has
recommended a condition of approval that reads: “Construction 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 activity on Sundays.”
The architecture of the new building is modern in design and includes a main entrance from
Downey Avenue. A majority of the building will be decorated with a brick veneer. Accented
along the walls of 2nd St will be metal panels. Outdoor dining will be provided along both
Downey Avenue and 2nd Street. The space will have an open, airy feel as the façade along 2nd
Street includes roll-up and accordion windows that will remain open during business hours and
can close in inclement weather. Metal canopies sit above the windows and doors of the building.
The walls above and below the windows of the first floor will be wood panels. Patrons will have
the ability to dine on the second floor and view Downtown Downey from above. The roof of the
rooftop dining area will be a standing seam, curved metal roof. The materials used in this
proposal give the building a rustic look and feel.
1 Downtown Downey Specific Plan, page 136
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The following renderings reflect the proposed design of the building:
Existing view from the northwest corner of Downey Avenue and 2nd Street
Proposed view from the northwest corner of Downey Avenue and 2nd Street
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DEVELOPMENT REVIEW COMMITTEE
The City’s Development Review Committee reviewed the project on July 27, 2017. The
Committee has concerns about noise from the business projecting towards the residents at the
Downey View Apartments. As such, Staff worked with the Applicant to come up with the
proposed design to mitigate noise from the future business.
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 15303,
(Class 3, New Construction or Conversion of Small Structures) 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 a restaurant in an urbanized
area, not exceeding 10,000 square feet in floor area on a site zoned for such use and does not
involve significant amounts of hazardous substance and where all necessary public services
and facilities are available and the surrounding area is not environmentally sensitive.
FINDINGS
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 subject site has General Plan Land Use designation of Mixed Use. It is the intent of
the Mixed Use designation “to provide for development of a variety of uses (including:
retail, office, service, and residential) on the same parcel or within close proximity of
each other.” This proposal will provide an opportunity for a new restaurant to occupy
this space, which has been vacant for over four years and will provide new dining and
entertainment opportunities. This is also consistent with General Plan Program 1.1.5.2,
“Promote Downtown Downey as a destination draw for entertainment and dining uses.”
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 subject site is located within the Downtown Downey Specific Plan, which serves as
the zoning ordinance for the area. The proposed project is consistent with the purpose
and objectives of the Specific Plan; wherein, it “seeks to preserve and enhance the
features that provide each district with its unique character, while simultaneously
improving the liveliness and aesthetics of the overall Downtown area.” Additionally, it
complies with the objective that encourages the preservation and enhancement of the
unique character of existing structures. The façade remodel and second-story addition
brings a new look and attraction to this corner while complementing the existing
structures that abut the subject site. Finally, this proposal complies with all development
standards set forth in the Specific Plan.
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11100 Downey Avenue – PLN-17-00115
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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
architecture of the building incorporates the modern style of the Downey View
Apartments, located to the east, yet includes a rustic façade that complements the
abutting building to the south. Additionally, it will integrate harmoniously into the
neighborhood because the building is designed to prevent noise issues from the future
use.
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 design of the structure is designed so as to be pedestrian friendly in that the
entrance is located approximately 400 feet from the public parking, has an entrance
located along Downey Avenue, and allows patrons to experience Downtown Downey
from a second-floor view and an open-air element. In this way, the functional aspects of
the proposed project have been thought out and are consistent with the objectives and
goals of the Downtown Downey Specific Plan.
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 remodel an existing, vacant building and turn it into a modern, two-story
space for a restaurant. The architecture of the building incorporates the modern style of
the Downey View Apartments, located to the east, yet includes a rustic façade that
complements the abutting building to the south.
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 project shall upgrade an outdated space that has been vacant for
approximately four years and will now provide a restaurant service to the surrounding
community. Additionally, the proposed second floor mitigates potential noise issues that
could negatively impact residents at the Downey View Apartments. The rear portion of
the second floor, along with the roof will direct noise from the future use away from the
residents and towards Downey Avenue.
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
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January 17, 2018 – Page 7
products in the construction of the building and the removal of any graffiti within 24 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 proposed project avoids impacts to neighboring properties and includes an aesthetically
pleasing architectural design. Based on the analysis provided in this staff report, staff feels that
all of the required findings can be made in a positive manner; therefore, staff recommends that
the Planning Commission approve Site Plan Review (PLN-17-00115), subject to the
recommended conditions of approval.
EXHIBITS
A.Maps
B.Draft Planning Commission Resolution
C.Project Plans
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January 17, 2018 – Page 8
Exhibit ‘A’ - Maps
Location Map
Aerial Photograph
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11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 9
Zoning Map
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RESOLUTION NO. 18-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING SITE PLAN REVIEW (PLN-17-00115), THEREBY ALLOWING THE
CONSTRUCTION OF A 580 SQUARE FOOT SECOND STORY ADDITION, A 776 SQUARE
FOOT COVERED ROOF DECK, AND FAÇADE MODIFICATIONS TO AN EXISTING
BUILDING TO ACCOMMODATE A FUTURE RESTAURANT, ON PROPERTY LOCATED AT
11100 DOWNEY AVENUE, ZONED DDSP (DOWNTOWN DOWNEY SPECIFIC PLAN).
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 July 12, 2017, the applicant submitted a request for a Site Plan Review to allow the
construction of a 1,256 square-foot second-story addition and a façade remodel. Due to
missing information on the project plans, staff deemed the application incomplete; and,
B.On December 18, 2017, the applicant submitted the remaining information needed to
complete the application. Accordingly, staff deemed the application complete on
December 18, 2017; and,
C.On January 4, 2018, 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 January 17, 2018, 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. 15303 (Class 3, New
Construction or Conversion of Small Structures). The Planning Commission finds the project is
in an urbanized area, does not exceed a floor area of 10,000 square feet, does not involve
significant amounts of hazardous substances, is in an area where all necessary public services
and facilities are available, and the surrounding area is not environmentally sensitive.
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 subject site has General
Plan Land Use designation of Mixed Use. It is the intent of the Mixed Use designation
“to provide for development of a variety of uses (including: retail, office, service, and
residential) on the same parcel or within close proximity of each other.” This proposal
will provide an opportunity for a new restaurant to occupy this space, which has been
vacant for over four years and will provide new dining and entertainment opportunities.
This is also consistent with General Plan Program 1.1.5.2, “Promote Downtown Downey
as a destination draw for entertainment and dining uses.”
PC Agenda Page 10
Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – 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. The subject site is located within the
Downtown Downey Specific Plan, which serves as the zoning ordinance for the area.
The proposed project is consistent with the purpose and objectives of the Specific Plan;
wherein, it “seeks to preserve and enhance the features that provide each district with its
unique character, while simultaneously improving the liveliness and aesthetics of the
overall Downtown area.” Additionally, it complies with the objective that encourages the
preservation and enhancement of the unique character of existing structures. The
façade remodel and second-story addition brings a new look and attraction to this corner
while complementing the existing structures that abut the subject site. Finally, this
proposal complies with all development standards set forth in the Specific Plan.
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 architecture of the
building incorporates the modern style of the Downey View Apartments, located to the
east, yet includes a rustic façade that complements the abutting building to the south.
Additionally, it will integrate harmoniously into the neighborhood because the building is
designed to prevent noise issues from the future use.
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 design of the structure is designed so as to be pedestrian friendly in that the
entrance is located approximately 400 feet from the public parking, has an entrance
located along Downey Avenue, and allows patrons to experience Downtown Downey
from a second-floor view and an open-air element. In this way, the functional aspects of
the proposed project have been thought out and are consistent with the objectives and
goals of the Downtown Downey Specific Plan.
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 remodel an existing, vacant building and turn it into a modern, two-story
space for a restaurant. The architecture of the building incorporates the modern style of
the Downey View Apartments, located to the east, yet includes a rustic façade that
complements the abutting building to the south.
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 project shall
upgrade an outdated space that has been vacant for approximately four years and will
now provide a restaurant service to the surrounding community. Additionally, the
proposed second floor mitigates potential noise issues that could negatively impact
residents at the Downey View Apartments. The rear portion of the second floor, along
with the roof will direct noise from the future use away from the residents and towards
Downey Avenue.
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
PC Agenda Page 11
Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 3
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 24 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-17-
00115) 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 17th day of January, 2018.
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 17th day of
January, 2018, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 12
Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 4
SITE PLAN REVIEW (PLN-17-00115)
EXHIBIT A - CONDITIONS
PLANNING
1)The approval of this Site Plan Review (PLN-17-00115) allows for the remodel of the
existing 1,382 square foot building and construction of a 580 square-foot, second-story
addition, a new 776 square foot covered roof deck, and modify the facades on an
existing building. Additionally, this approval allows a new 150 square-feet of outdoor
dining area is proposed on the north side of the building, along Second Avenue, and a
new 53 square foot dining area is proposed along the west side of the building, facing
Downey Avenue.
2)This Site Plan Review (PLN-17-00115) 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)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.
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Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 5
7) The approved architectural style shall be as noted in the approved plans. Changes to the
facades and/or colors shall be subject to the review and approval of the City Planner.
The approved color schedule is as follows:
Location Color
Exterior Brick Veneer Pacific Clay Americana Trenton or similar
Exterior Stucco Dunn Edwards DEC773 Heather or similar
Exterior Guardrail Alucobond Natural Brushed 50 or similar
Exterior Wood Panel Trespa Meteon Milano Grigio or similar
Exterior Accent Panel Rigidized Metals Corp Pattern 1HR or
similar
Painted Metal Trim Alucobond Castle Grey or similar
Painted Metal Trim, Frames, and Awnings Alucobond Dusty Charcoal or similar
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 24 hours.
10) 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.
11) Prior to building permit final, the Applicant shall obtain waivers for 12 parking spaces.
12) All signs shall comply with the requirements set forth in the Downtown Downey Specific
Plan and Downey Municipal Code
13) All above grade back-flow preventers, check valves, and transformers shall be painted
and screened from view from the public right-of-way to the satisfaction of the City
Planner and the Fire Marshal.
14) The outdoor dining areas shall require approval of an Encroachment Permit, pursuant to
the requirements of the Downtown Downey Specific Plan.
15) Any bollards on the site shall be decorative in nature and shall be approved by the City
Planner.
16) Construction 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 activity on Sundays.
17) Owner shall provide a trash enclosure to accommodate the business refuse and
recycling.
PC Agenda Page 14
Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 6
BUILDING
18)All construction shall comply with the most recent version of the California Building
Code, as adopted by the City of Downey.
19)Prior to the commencement of construction, the applicant shall obtain all required
permits. Additionally, the applicant shall obtain all necessary inspections and permit final
prior to occupancy of the units.
FIRE
20)Applicant shall submit an automatic fire sprinkler plan for 2-story Assembly Group A-2
occupancy [CFC § 903.2.1.2 #3; DMC 3318].
21)Applicant shall submit a fire alarm plan for sprinkler monitoring [CFC § 907; DMC 3318].
22)Applicant shall complete and submit Change in Occupancy Use application for TI of
neighboring space from Business Group B occupancy use to that of assembly use.
23)Applicant shall submit a plan for commercial cooking hood/exhaust automatic fire
extinguishing system [CFC § 904.2.2].
24)Applicant shall establish a hazardous materials business plan (HMBP) for the handling
of compressed and/or refrigerated beverage system gases (e.g. Carbon dioxide,
Nitrogen) exceeding 1000 cubic feet at STP (standard temperature pressure) [HSC
25507(5)(C)].
25)Storage of commercial kitchen cooking oil shall adhere to current Fire Code
Requirements [CFC § 610].
26)The design and construction of the project must meet all conditions for Assembly Group
A-2 occupancy for occupant load, exiting, emergency lighting, etc.
PUBLIC WORKS
27)Owner/Applicant shall install a grease interceptor.
28)All new public utilities shall be installed underground.
29)Proposed public improvements shall comply with the latest edition of Standard Plans
and Specifications for Public Works Construction, City of Downey standards and the
Americans with Disabilities Act (ADA).
30)Obtain permits from the Public Works Department for all improvements within the public
right of way at least two weeks prior to commencing work. Contact Brian Aleman at
(562)904-7110 for information.
31)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 the Public Works Inspector at (562) 904-7110 to identify the limits
of the areas to be removed and replaced at least 48 hours prior to commencing work.
PC Agenda Page 15
Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 7
32)Submit public improvement plan(s) for review and approval by Public Works
Department.
33)Construct new ADA curb ramp(s) at the intersection of Downey Avenue at Second
Street.
34)Remove all Underground Service Alert (USA) temporary pavement markings
immediately following the completion of the work / Final permit inspection.
35)Paint property address numbers (4” height) on the curb face in front of the proposed
development to the City’s satisfaction.
36)Any utilities that are in conflict with the development shall be relocated at the
owner/applicant's expense.
37)The owner/applicant shall furnish and install public potable water improvements
including installation of a new domestic and fire service(s) and all associated fittings and
appurtenances. Connect the new sewer lines to the existing 8-inch main located on
Second Street.
38)The owner/applicant shall retrofit existing fire hydrants and all associated materials in
accordance with the Fire Department and the Department of Public Works standards
and requirements including furnishing and installing a new riser, fire hydrant head, and
associated fittings.
39)The owner/applicant shall provide a fire sprinkler system(s) in accordance with Fire
Department and Building and Safety standards. Should such fire sprinkler system(s)
require the installation of dedicated fire service lateral(s), such lateral(s) shall be
constructed in accordance with the latest Department of Public Works and Fire
Department standards including backflow devices, fire department connections and
other appurtenances, as required. New fire service lateral(s) shall be connected to
existing water main and shall be dedicated for fire service only.
40)The owner/applicant shall furnish and install fire water backflow devices in accordance
with City of Downey standards and as required by State and LA County Department of
Public Health. Backflow devices shall be located on private property, readily accessible
for emergency and inspection purposes, and screened from view by providing sufficient
landscaping.
41)Backflow devices shall be certified in the field by a licensed LA County Department of
Public Health certified tester prior to placing into service and such certification provided
to City.
42)Existing potable water service lines and associated appurtenances must be removed
and abandoned from existing water main.
43)Owner or tenant must establish accounts with the City Cashier prior to the City activating
and the tenant using any fire, or potable water service and meter.
PC Agenda Page 16
Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 8
44) The owner/applicant shall provide separate water improvement plan sets for review and
approval consisting of Potable Water Improvement Plans (all City-owned potable water
and fire service lateral improvements).
45) Final City approved potable water main improvement plans shall be submitted on mylars
and shall be signed and stamped by a State of California licensed civil engineer in
addition to review and approval by City.
46) The owner/applicant shall provide and record utility easement for access to, and
inspection and maintenance of, public sewer main, manholes, and appurtenances.
47) The owner/applicant shall remove existing sewer manhole, extend existing 8-inch VCP
sewer main to property, and install new sewer manhole at the end of the new sewer
main. The design and improvements of sewers shall be in accordance with the latest
standards of the Department of Public Works.
48) The owner/applicant shall furnish and install sewer lateral and connect to new sewer
main with wye and abandon any existing unused sewer laterals. The design and
improvements of sewers shall be in accordance with the latest standards of the
Department of Public Works. Septic systems shall not be allowed.
49) 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) Latest Green Code standards for water fixtures, etc.
50) Submit a copy of the sewer plans to the City and to the Sanitation Districts of Los
Angeles County for review and approval. Contact Los Angeles County Sanitation District
for their requirement.
51) The owner/applicant shall consult the Department of Public Works to determine the
sewer location and design requirements.
52) The owner/applicant shall conduct a sewer capacity study.
53) The water mains shall be of sufficient size to accommodate the total domestic and fire
flow required for the proposed development. The domestic/fire water flows required are
to be checked and approved by the Dept. of Public Works or the water provider for size
and velocity. Fire flows required are to be determined by the Fire Chief.
54) The owner/applicant shall comply with the National Pollutant Discharge Elimination
System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC); and the Low
Impact Development (LID) Plan. Furthermore, the applicant shall be required to Certify
and append Public Works standard “Attachment A” to all construction and grading plans
as required by the LACoDPW Stormwater Quality Management Plan (SQMP).
55) The owner/applicant shall deploy Best Management Practices during and after
construction.
56) 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
PC Agenda Page 17
Resolution No. 18-
Downey Planning Commission
11100 Downey Avenue – PLN-17-00115
January 17, 2018 – Page 9
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.
57)The facility must provide for recycling facilities, i.e., storage and handling areas for
recycling facilities. Trash enclosure shall include roof cover, floor drain connection to
grease interceptor and water hose bib connection for maintenance.
58)Complete a construction & demolition (C&D) waste management plan per Article V,
Chapter 8 of the Downey Municipal Code.
59)Remove all construction-related Underground Service Alert (USA) temporary pavement
markings created as part of this project within the public-right-of-way in a timely manner.
60)The owner/applicant must comply with all applicable Federal, State and local rules and
regulations, American Disabilities Act (ADA), including compliance with South Coast Air
Quality Management District (SCAQMD) regulations.
END OF CONDITIONS
PC Agenda Page 18