HomeMy WebLinkAbout3. PLN-17-00183 - 9002 Imperial HwySTAFF REPORT
PLANNING DIVISION
DATE: JUNE 20, 2018
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER
PREPARED BY: ALFONSO HERNANDEZ, ASSOCIATE PLANNER
SUBJECT: PLN-17-00183 (REVISION “A” TO CONDITIONAL USE PERMIT NO. 70-
38 & SITE PLAN REVIEW) – A REQUEST TO ALLOW AN EXISTING
GASOLINE SERVICE STATION TO ELIMINATE A REPAIR SERVICE,
EXPAND THE CONVENIENCE STORE, CONDUCT SITE AND FAÇADE
MODIFICATIONS, AND OPERATE WITH AN ABC TYPE 20 (OFF-SALE
BEER AND WINE) LICENSE.
LOCATION: 9002 IMPERIAL HWY
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
This is a request to amend existing Conditional Use Permit No. 70-38 for a Gasoline Service
Station and to allow for the off-site sale of beer and wine under a Type 20 alcohol license (Off
Sale Beer and Wine). The request for the modification to the existing Conditional Use Permit
(CUP) is being filed in conjunction with a required Site Plan Review (SPR) application to expand
and remodel the existing ancillary convenience store. The project will consist of facade
modifications to the existing building, canopy, and monument sign. In addition, the existing
automobile repair service area (1,727 square feet) will be relinquished and converted to
accommodate the expansion of the existing 263 square foot convenience store. The new
remodeled convenience store will be a total of 1,990 square feet. The applicant is also seeking
to acquire an alcohol license and propose the sale of beer and wine for off-site consumption
only.
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 REVISION ‘A’ TO CONDITIONAL USE PERMIT NO.
70-38 AND SITE PLAN REVIEW (PLN-17-00183), THEREBY ALLOWING AN
EXISTING GASOLINE SERVICE STATION TO ELIMINATE REPAIR SERVICE,
EXPAND THE CONVENIENCE STORE, CONDUCT SITE AND FAÇADE
MODIFICATIONS, AND OPERATE WITH AN ABC TYPE 20 (OFF-SALE BEER
AND WINE) LICENSE.
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BACKGROUND
The site is currently developed with a gasoline service station, operated by ExxonMobil. The
use was approved on June 29, 1970 under CUP No. 70-38. CUP No. 70-38 approves the
operation of a gasoline service station, automobile repair service with three bays, fueling pumps
with canopy, and signs. Specifically, the permit approved a 1,990 square foot building to be
used for auto repair services, eight fuel pumps, a 2,408 square foot canopy, various signs, and
three underground fuel tanks. All currently existing elements on site are relatively consistent
with the original CUP approval. The existing convenience store was added to the site on
October 18, 1989 when the City Council passed a resolution (Resolution No. 1257) establishing
snack shops as a by right ancillary component to gasoline service stations.
Overall, the site is a 22,426 square foot parcel with three street frontages located on the
southeast corner of Imperial Hwy and Lakewood Blvd. It is within the city’s C-2 (General
Commercial) zone, and has a general plan land use designation of General Commercial. The
site is accessible from two street frontages; along Imperial Hwy traveling east bound and
Lakewood Blvd. traveling north. Directly to the rear, abutting the subject property, is a split
zoned lot developed with a motel and single family home. Adjacent to the north and west are C-
2 zoned properties developed with commercial uses. The parcel directly to the east is also
zoned C-2, but is occupied by a church.
On November 9, 2017 the applicant filed a request for a CUP and SPR. Subsequently, the
applicant was issued two separate incomplete letters, on December 7, 2017 (in response to the
initial submittal) and on April 11, 2018 (in response to the second submittal). After submitting all
required documents the application was deemed complete on May 10, 2018. On May 7, 2018,
notice of the pending public hearing was published in the Downey Patriot and mailed to all
property owners within 500 feet of the subject property.
Existing Front Elevation Along Imperial Hwy
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Existing West Side Elevation Along Lakewood Blvd.
DISCUSSION
Project Description
The applicant has requested an amendment to existing CUP No. 70-38 in order to modify the
original approval for a gasoline service station and expand the existing convenience store. In
addition, the request also includes changes to the façade of the existing building, canopy, and
monument sign. The proposed site changes are subject to the approval of a SPR. The CUP
application also includes a request to obtain an ABC T ype 20 (Off-sale Beer & Wine) alcohol
license in order to facilitate the sale of beer and wine. In addition to the proposed renovations,
this permit will explicitly allow a 1,990 square foot convenience store to be operated in
conjunction with a gasoline service station. It is important to note that no additional square
footage will be added to the site, rather an existing portion (1,727 square feet) currently used for
automotive repair is being converted into a convenience store. This will expand the existing
convenience store (263 square feet) into a total of 1,990 square feet.
Conditional Use Permit
A conditional use permit is required for two separate reasons: 1) Modifications to the existing
CUP are subject to the approval of the Planning Commission, per Article IX of the Downey
Municipal Code and Condition No. 1 of CUP No. 70-38; and 2) the request for alcohol sales are
subject to the CUP process, per Article IX of the Downey Municipal.
Conditional Use Permit No. 70-38
The revised CUP will now read, as stated in Condition No.1 of the new resolution attached to
the document, “allows for the operation of a gasoline service station with four island fuel pumps
(8 individual pumps) with a 2,408 square foot canopy, a 1,990 square foot convenience store,
91 square foot fast food area, an ABC Type 20 (Off-site Beer and Wine), three underground fuel
tanks, and signage.”
Convenience Store
The applicant hopes to obtain a type 20 ABC license (Off Sale Beer & Wine). The license is
typical for packaged food stores and authorizes the sale of beer and wine for intended
consumption off the premises where sold. The applicant is not requesting to sell liquor/spirits or
conduct on-site sales/consumption. Alcohol sales will occur all days of the week between 6:00
a.m. – 2:00 a.m.
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In addition to the sale of alcohol, the convenience store plans to operate 24 hours a day for 7
days a week. The majority of the products sold will be packaged goods, but the store will also
include a 91 square foot area allocated to the sale of hot fast food. The applicant has indicated
that the brand of fast food is Krispy Krunchy Chicken. The 91 square foot area consists of a
heat lamp display counter, register, food prep table, and cooking appliances. This portion of the
convenience store should not hold the the same impact as a traditional stand-alone fast food
establishment; patrons are anticipated to visit the site primarily for gasoline and the purchase of
all other merchandise (including fast food) is a result of convenience. In addition, the floor plan
does not indicate a request to furnish tables and chairs, and the project will be conditioned to
prohibit on-site dining. With the description provided above, staff anticipates that the operation
of this fast food service will remain consistent with the overall concept typical of a convenience
store.
The exterior of the building will be affixed with multiple lighting fixtures. Additional lighting is
provided throughout the site near parking spaces, and underneath the fuel pump canopy. Noise
from the site will mainly be produced from patrons and vehicles visiting the site to pump gas and
make purchases at the convenience store. Staff does not anticipate noise to serve as a major
impact to neighboring properties because the site currently operates under equal parameters as
the operations that are being proposed. Lastly, certain no charge service will be provided on site
and conditioned as part of this project. No charge services include water, air, and restrooms.
Site Plan Review
The SPR will include evaluations to the proposed site changes, landscaping, and compliance
with the Downey Municipal Code. The application consists of the complete remodel of the
existing facilities on site, changes to the façade of the fuel pump islands, changes to the façade
of the monument sign, new landscaping, relocation of trash enclosure, and relocation of the
air/water compressor. No additional square footage will be added to the site.
The development standards for this project are as follows:
Standard Requirement Proposed
Floor Area Ratio 1.4 0.089
Lot Coverage 50% 19.61%
Building Height 45 ft. / 3 stories 24 ft. 11 in. / 1 story
Minimum Required
Landscaping for Parking Area
2, 242.6 sq. ft.
(10% of site)
1,466 sq. ft.
(7% of site)
(Legal Non-conforming)
Setbacks:
Front
Rear (abutting a residential
zone)
Street Side
(Lakewood)
(Glenshire)
Fuel Pump Islands
Fuel Pump Canopy
15’
46’
15’
5’
20’
10’
86’7”
1’7”
(Legal Non-conforming)
72’11”
64’7”
31’1” (minimum)
32’ 1” (minimum)
Parking 7 8
(including one ADA
accessible space)
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As noted above, all elements of the proposed SPR will be consistent with the Downey Municipal
Code or are legal nonconforming due to previous approvals.
Architecture
The proposed design is most closely associated with contemporary style of architecture. The
proposed materials include a stone veneer along the front entrance of the building (Stacking
Stone: Mountain Blend), wood grain tiles along the majority of the front and side elevations
(Arizona Tile: Sav Wood-Miele), stucco finish will also serve as an accent to the front and side
elevations (Medium Beige), and the existing cinder block to the rear of the property will be
painted a dark beige. The building will also incorporate large store front windows, multiple
modulations of various elevations, and a recessed front entrance. Metal canopies, landscaping,
and light fixtures are used to further accent the building. The stone veneer can also be found on
the poles for the existing monument sign and fuel pump islands.
Parking and Circulation
Pursuant to Code Section 9712, the parking requirement for a service station use is 1 parking
space per 300 square feet of gross floor area. Therefore the applicant is required to provide
seven (7) parking spaces. The applicant is providing a total of eight (8) parking spaces.
The site will be accessible via the existing driveways along both Lakewood Boulevard and
Imperial Hwy. Although it is anticipated that the access points remain feasible for operation of
the site, the project is being conditioned to incorporate appropriate radius returns along the curb
aprons in order to achieve better functionality and cohesiveness with newer development in the
City of Downey.
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DEVELOPMENT REVIEW COMMITTEE
On November 30, 2017, the Development Review Committee (DRC) discussed and evaluated
the project as it pertains to Planning, Police, Fire, Public Works, and Building and Safety
matters. No department expressed major concerns or opposition over the project, and issued
standard conditions. Recommended conditions of approval have been included in the attached
Resolution to address these concerns.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed Site Plan Review and Conditional Use Permit for compliance
with the California Environmental Quality Act (CEQA). Upon completion of this review, staff has
determined that this request is categorically exempt from CEQA, pursuant to Guideline Section
No. 15332 (Class 32 – In-Fill Development Projects). Class 32 exemptions consist of projects
consistent with the city’s general plan and municipal code, on a site no greater than five (5)
acres and surrounded by urban uses, site has no value as a habitat for threatened species,
approval of the project would not result in any significant impacts, and the site can be
adequately served by all required utilities.
FINDINGS
Pursuant to Municipal Code Section 9824.06, there are four (4) findings that must be adopted
prior to approving the Conditional Use Permit. The findings are as follows:
A. That the requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof;
It is staff’s opinion that the project is consistent with all applicable goals and policies
specified in the City’s General Plan and policies adopted by the City Council. In addition,
the project’s main objective to revitalize the site helps achieve various long term goals.
Specifically, the following policies are promoted by the Conditional Use Permit and Site
Plan Review:
Policy 8.1.1 – Promote architectural design of the highest quality.
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although newer than most developments within
its proximity. The redevelopment of this site has the potential of serving as an example
for higher quality of architecture for future developments within the city.
Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.
The site has remained relatively the same since 1970 (with the exception of dozens of
minor tenant improvements), and is surrounded by older developed commercial
properties. The quality of design, site layout, and landscaping not only upgrade the
subject property but the surrounding areas as well.
B. That the requested use will not adversely affect the adjoining land uses and the
growth and development of the area in which it is proposed to be located;
The proposed use (alcohol sales) is intended to complement the existing use (gasoline
service station). The use is also common within commercial areas and occasionally
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found in close proximity to residential areas. Staff views the use as a common practice
among these types of retail businesses, and does not anticipate adverse impacts as a
result of approval specifically because the main use of the site will remain the same. In
addition the project involves the remodel of existing structures and will not introduce an
increase of square footage on the site. However, the proposed conditions of approval
are intended to mitigate any potential impacts.
C. That the size and shape of the site proposed for the use is adequate to allow the
full development of the proposed use in a manner not detrimental to the particular
area;
The request for the proposed scope of work does not include changes to the buildings
square footage or amount of fuel pumps, rather the changes are limited to the renovation
of existing facilities and change in façade. CUP No. 70-38 previously determined the site
to be adequate for the existing use, and the ancillary off sale of beer and wine does not
warrant a need for additional accommodations to the site. In addition, the proposed work
does not create alterations that would restrict future permitted uses from occupying the
site or an existing use located within the nearby area from altering their operations.
Therefore, the size and shape of the site proposed for the use is adequate to allow the
full development of the proposed use in a manner not detrimental to the particular area.
D. That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways in the area.
The proposed request for off sale alcohol sales and renovation to the existing facilities in
conjunction with the ongoing operation of an existing gasoline service station is not
anticipated to generate significant traffic impacts. All parking needs (7 required, 8
provided) will be met on site, and additional spaces are provided while patrons use the 8
available fuel pumps. In addition, Imperial Hwy and Lakewood Blvd. (Arterial streets) are
designed to accommodate substantially more traffic then what will be generated by this
application request. The four separate driveways also allow different opportunities for
ingress/egress of the site, and disperse traffic. Therefore, traffic generated by the
proposed use will not impose an undue burden upon the streets and highways in the
area.
Pursuant to Municipal Code Section 9820.08, there are seven (7) findings that must be adopted
prior to approving the Site Plan Review. The findings are as follows:
A. That the site plan is consistent with the goals and polices embodied in the
General Plan and other applicable plans and policies adopted by the Council;
It is staff’s opinion that the project is consistent with all applicable goals and policies
specified in the City’s General Plan and policies adopted by the City Council. In addition,
the project’s main objective to revitalize the site helps achieve various long term goals.
Specifically, the following policies are promoted by the Conditional Use Permit and Site
Plan Review:
Policy 8.1.1 – Promote architectural design of the highest quality.
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although newer than most developments within
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June 20, 2018 - Page 8
its proximity. The redevelopment of this site has the potential of serving as an example
for higher quality of architecture for future developments within the city.
Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.
The site has remained relatively the same since 1970 (with the exception of dozens of
minor tenant improvements), and is surrounded by older developed commercial
properties. The quality of design, site layout, and landscaping not only upgrade the
subject property but the surrounding areas as well.
B. That the proposed development is in accordance with the purposes and
objectives of this article and the zone in which the site is located;
The purpose of the C-2 (General Commercial) zone, as stated in the Downey Municipal
Code, “is intended to provide for and encourage the orderly development of general
commercial uses, with a wide variety of goods and services, for the residents of the
entire City, with provisions designed to ensure that such commerce will be efficient,
functionally related, and compatible with adjacent noncommercial development.” It is
staff’s opinion that the proposed application is in full conformance with the objectives
stated above. This achieved because gasoline service station are commonly found in
commercial corridors and compatible with other commercial uses. In addition, the
proposed project continues to provide residents with a variety of goods and services.
C. That 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 design of the project will integrate harmoniously with this area by
providing aesthetically pleasing architecture and landscaping. The renovations serve as
a significant upgrade from the existing facilities on the site. In addition, the street scape
is enhanced and the transition from the street on to the site is improved by the proposed
landscaping.
D. That 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;
No changes will occur to the building footprint, general location of available parking,
amount of fuel pumps, underground fuel tanks, signs, and site access. Therefore, the
viable functionality aspects of the development have been proven due to the history of
the site. In addition, visual effects of the development from the view of the public street
are enhanced due to the upgrade in building façade and surrounding landscape.
E. That the proposed development will improve the community appearance by
preventing extremes of dissimilarity or monotony in new construction or in
alterations of facilities;
The overall design objective was to provide architecture separate from what is typical of
an automobile service station, and attempts to look like a standalone retail store front. It
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is staffs opinion that the objective is achieved by the proposed design, and better fits
with developments complimentary to commercial corridors.
F. That 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 architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although newer than most developments within
its proximity. In addition, the redevelopment of this site has the potential of serving as an
example for higher quality of architecture for future developments within the City of
Downey. Lastly, the operational procedures of the proposed development are also
conditioned in an effort to ensure that any potential effects in public health, safety,
comfort and general welfare are mitigated as much as possible.
G. That 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.
The project has been conditioned to meet the requirements specified in Section 4960 of
the Downey Municipal Code.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
CONCLUSION
Based on the analysis contained within this report, staff is concluding that the proposed
Conditional Use Permit and Site Plan Review (PLN-17-00183) aims to enhance the site and
surrounding area, and in addition will not create any adverse effects to adjoining properties.
Furthermore, staff is concluding that all findings required for approval can be made in a positive
manner. As such, staff is recommending that the Planning Commission approve the Conditional
Use Permit and Site Plan Review (PLN-17-00183), thereby amending Conditional Use Permit
No. 70-38, allowing the off sale of beer and wine, and approving the 1,990 square foot
renovation and expansion of the existing facilities to be used as a convenience store.
EXHIBITS
A. Maps
B. Draft Resolution
C. Conditional Use Permit #70-38
D. Project Plans
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Location
Aerial Photograph
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Zoning
PC Agenda Page 11
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING REVISION ‘A’ TO CONDITIONAL USE PERMIT NO. 70-38 AND SITE
PLAN REVIEW (PLN-17-00183), THEREBY ALLOWING AN EXISTING GASOLINE
SERVICE STATION TO ELIMINATE REPAIR SERVICE, EXPAND THE
CONVENIENCE STORE, CONDUCT SITE AND FAÇADE MODIFICATIONS, AND
OPERATE WITH AN ABC TYPE 20 (OFF-SALE BEER AND WINE) LICENSE, ON
PROPERTY LOCATED AT 9002 IMPERIAL HWY AND ZONED C-2 (GENERAL
COMMERCIAL)
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. On June 29, 1970, the Planning Commission approved Conditional Use Permit
No. 70-38, for a 1,990 square foot building to be used for auto repair services, 4
island fuel pumps, a 2,408 square foot canopy, a monument sign, and three
underground fuel tanks; and,
B. On November 9, 2018, B&F World Investment, LLC (hereinafter “applicant”),
submitted a request for a Site Plan Review to renovate the site, expand the
existing convenience store and relinquish the use of the existing automobile
repair area, and a revision to the Conditional Use Permit to obtain a Type 20
ABC license; and,
C. On December 7, 2017, the applicants were issued a letter deeming the
application incomplete.
D. On May 10, 2018, the application was deemed complete after all required
documents were submitted and reviewed.
E. On June 7, 2018, a notice of the public hearing was sent to all property owners
within 500’ of the subject site and the notice was published in Downey Patriot;
and,
G. The Planning Commission held a duly noticed public hearing on June 20, 2018,
and after fully considering all oral and written testimony, facts, and opinions
offered at the aforesaid public hearing adopted this resolution.
SECTION 2. The Planning Commission further finds, determines and declares that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is categorially exempt from CEQA, pursuant to Guideline Section 15332 (Class 32,
In-Fill Development Projects). Class 32 consists of projects that are consistent with the General
Plan and zoning, on a site that is less than five acres and does not have any protected habitat,
and can be adequately served by utilities. Staff believes that the proposed project meets all of
these requirements, thus qualifies for a Class 32 exemption.
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Conditional Use Permit, the Planning Commission further
finds, determines and declares that:
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Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 2
A. That the requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof. It is
staff’s opinion that the project is consistent with all applicable goals and policies
specified in the City’s General Plan and policies adopted by the City Council. In
addition, the project’s main objective to revitalize the site helps achieve various
long term goals. Specifically, the following policies are promoted by the
Conditional Use Permit and Site Plan Review: 1) Policy 8.1.1 – Promote
architectural design of the highest quality. The proposed architecture is a
significant upgrade to the existing facilities on site, and is compatible with
surrounding properties although newer than most developments within its
proximity. The redevelopment of this site has the potential of serving as an
example for higher quality of architecture for future developments within the city.;
and 2) Program 9.1.1.5 – Continue the revitalization of commercial and industrial
corridors. The site has remained relatively the same since 1970 (with the
exception of dozens of minor tenant improvements), and is surrounded by older
developed commercial properties. The quality of design, site layout, and
landscaping not only upgrade the subject property but the surrounding areas as
well.
B. That the requested use will not adversely affect the adjoining land uses and the
growth and development of the area in which it is proposed to be located. The
proposed use (alcohol sales) is intended to complement the existing use
(gasoline service station). The use is also common within commercial areas and
occasionally found in close proximity to residential areas. The use is a common
practice among these types of retail businesses, and will not create an adverse
impact as a result of approval specifically because the main use of the site will
remain the same. In addition the project involves the remodel of existing
structures and will not introduce an increase of square footage on the site.
However, the proposed conditions of approval are intended to mitigate any
potential impacts.
C. That the size and shape of the site proposed for the use is adequate to allow the
full development of the proposed use in a manner not detrimental to the
particular area. The request for the proposed scope of work does not include
changes to the buildings square footage or amount of fuel pumps, rather the
changes are limited to the renovation of existing facilities and change in façade.
CUP No. 70-38 previously determined the site to be adequate for the existing
use, and the ancillary off sale of beer and wine does not warrant a need for
additional accommodations to the site. In addition, the proposed work does not
create alterations that would restrict future permitted uses from occupying the
site or an existing use located within the nearby area from altering their
operations. Therefore, the size and shape of the site proposed for the use is
adequate to allow the full development of the proposed use in a manner not
detrimental to the particular area.
D. That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways in the area. The proposed request for off sale
alcohol sales and renovation to the existing facilities in conjunction with the
ongoing operation of an existing gasoline service station is not anticipated to
PC Agenda Page 13
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 3
generate significant traffic impacts. All parking needs (7 required, 8 provided) will
be met on site, and additional spaces are provided while patrons use the 8
available fuel pumps. In addition, Imperial Hwy and Lakewood Blvd. (Arterial
streets) are designed to accommodate substantially more traffic then what will be
generated by this application request. The four separate driveways also allow
different opportunities for ingress/egress of the site, and disperse traffic.
Therefore, traffic generated by the proposed use will not impose an undue
burden upon the streets and highways in the area.
SECTION 4. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Site Plan Review, the Planning Commission further finds,
determines and declares that:
A. That the requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof. It is
staff’s opinion that the project is consistent with all applicable goals and policies
specified in the City’s General Plan and policies adopted by the City Council. In
addition, the project’s main objective to revitalize the site helps achieve various
long term goals. Specifically, the following policies are promoted by the
Conditional Use Permit and Site Plan Review: 1) Policy 8.1.1 – Promote
architectural design of the highest quality. The proposed architecture is a
significant upgrade to the existing facilities on site, and is compatible with
surrounding properties although newer than most developments within its
proximity. The redevelopment of this site has the potential of serving as an
example for higher quality of architecture for future developments within the city.;
and 2) Program 9.1.1.5 – Continue the revitalization of commercial and industrial
corridors. The site has remained relatively the same since 1970 (with the
exception of dozens of minor tenant improvements), and is surrounded by older
developed commercial properties. The quality of design, site layout, and
landscaping not only upgrade the subject property but the surrounding areas as
well.
B. That the proposed development is in accordance with the purposes and
objectives of this article and the zone in which the site is located. The purpose of
the C-2 (General Commercial) zone, as stated in the Downey Municipal Code, “is
intended to provide for and encourage the orderly development of general
commercial uses, with a wide variety of goods and services, for the residents of
the entire City, with provisions designed to ensure that such commerce will be
efficient, functionally related, and compatible with adjacent noncommercial
development.” The proposed application is in full conformance with the objectives
stated above. This is achieved because gasoline service stations are commonly
found in commercial corridors and compatible with other commercial uses. In
addition, the proposed project continues to provide residents with a variety of
goods and services.
C. That 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. This achieved by providing aesthetically pleasing
architecture and landscaping. The renovations serve as a significant upgrade
PC Agenda Page 14
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 4
from the existing facilities on the site. In addition, the streetscape is enhanced
and the transition from the street on to the site is improved by the proposed
landscaping.
D. That 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. No changes will
occur to the building footprint, general location of available parking, amount of
fuel pumps, underground fuel tanks, signs, and site access. Therefore, the viable
functionality aspects of the development have been proven due to the history of
the site. In addition, visual effects of the development from the view of the public
street are enhanced due to the upgrade in building façade and surrounding
landscape.
E. That the proposed development will improve the community appearance by
preventing extremes of dissimilarity or monotony in new construction or in
alterations of facilities. The overall design objective was to provide architecture
separate from what is typical of an automobile service station, and attempts to
look like a standalone retail store front. The objective is achieved by the
proposed design, and better fits with developments complimentary to commercial
corridors.
F. That 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 architecture is a significant upgrade to the existing facilities on site,
and is compatible with surrounding properties although newer than most
developments within its proximity. In addition, the redevelopment of this site has
the potential of serving as an example for higher quality of architecture for future
developments within the City of Downey. Lastly, the operational procedures of
the proposed development are also conditioned in an effort to ensure that any
potential effects in public health, safety, comfort and general welfare are
mitigated as much as possible.
G. That 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. The project has been
conditioned to meet the requirements specified in Section 4960 of the Downey
Municipal Code.
SECTION 5. Based upon the findings set forth in Sections 1 through 4 of this
Resolution, the Planning Commission of the City of Downey hereby approves Revision ‘A’ to
Conditional Use Permit No. 70-38 and Site Plan Review (PLN-17-00138), 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 15
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 5
SECTION 6. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 20rd day of June 2018.
Patrick Owens, 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 20rd day of
June 2018, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 16
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 6
PLN-17-00138
(CONDITIONAL USE PERMIT & SITE PLAN REVIEW)
EXHIBIT A - CONDITIONS
PLANNING
1) The approval of this revision to Conditional Use Permit No. 70-38 and Site Plan Review
allows for the operation of a gasoline service station with four island fuel pumps (8
individual pumps) with a 2,408 square foot canopy, a 1,990 square foot convenience
store, 91 square foot fast food area, an ABC Type 20 (Off-site Beer and Wine), three
underground fuel tanks, and signage.
2) The resolution, which approved Conditional Use Permit No. 70-38 is hereby voided and
shall no longer be enforceable.
3) Prior to the submittal of plans into Building and Safety Plan Check or commencement of
business, whichever occurs first, the applicant and the property owner shall sign an
affidavit of Acceptance of Conditions, as provided by the City of Downey.
4) The site shall remain in substantial conformance with this request and the approved set
of plans.
5) Revision ‘A’ to Conditional Use Permit #70-38 and approval of the Site Plan Review
(PLN-17-00138) 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.
6) 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.
7) 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.
8) The business owner shall consent to and provide access to all areas of the subject
premises without charge during normal business hours to any Police Department or
other City Official for purposes of verifying compliance with any of the Conditions of
Approval of this CUP, as well as with any Police Permit and approved Security Plan.
PC Agenda Page 17
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 7
9) The permitted hours of operation of the convenience store and gasoline service station
are 24 hours a day, 7 days a week.
10) The sale of fast food is limited to 91 square feet and as indicated on the approved set of
plans. Tables and chairs for on-site dining shall be prohibited.
11) Location and configuration, as well as type and amount of cooking equipment,
associated with the 91 square foot fast food area must remain in substantial
conformance with approved set of plans. Any changes to the fast food area must be
approved by the City Planner.
12) All Department of Alcoholic Beverage Control rules and regulations shall be enforced
and complied with. The applicant shall submit to the City Planner a copy of the
Department of Alcoholic Beverage Control license, including any and all conditions
imposed, which will be kept on file in the Planning Division office.
13) Sale of alcohol is prohibited between the hours of 2:00 a.m. and 6:00 a.m.
14) The sale of beer and wine for on-site consumption is strictly prohibited.
15) The sale liquor/spirits is strictly prohibited.
16) No alcohol advertising will be located on the exterior walls, windows or door of the
storefront. Windows shall be kept free and clear, except for temporary window signs, as
allowed per section 9612 of the Downey Municipal Code.
17) Owners and employees shall regularly patrol the parking lot to prevent patrons from
congregating or loitering in the parking lot.
18) The subject property and surrounding area must be maintained free of trash, litter, and
debris at all times.
19) For security purposes, lighting shall be placed in such a way as to illuminate the area
surrounding the trash enclosure. This lighting shall be un-switched and photo-sensor
controlled.
20) 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.
21) Any graffiti applied to the site shall be removed within 48 hours.
22) 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.
PC Agenda Page 18
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 8
23) The business owner must provide no charge service to any customer. No charge service
include air for tire inflation, water for radiators, windshield washing materials, and men’s
and women’s public restrooms at no charge.
24) The Applicant shall incorporate a copy of this Exhibit A, Conditions of Approval the
revision of Conditional Use Permit #70-38 and Site Plan Review (PLN-18-00138), into
the approved set of building plans.
BUILDING
25) All construction shall comply with the most recent adopted City and State building codes:
a) 2016 California Building Code
b) 2016 California Electrical Code
c) 2016 California Mechanical Code
d) 2016 California Plumbing Code
e) 2016 California Fire Code
f) 2016 California Green Code.
26) Special Inspections – As indicated by California Building Code Section 1704, the owner
shall employ one or more special inspectors who shall provide special inspections when
required by CBC section 1704. Please contact the Building Division at time of plan
submittal to obtain application for special inspections.
27) The Title Sheet of the plans shall include:
a) Occupancy Group
b) Occupant Load
c) Description of use
d) Type of Construction
e) Height of Building
f) Floor area of building(s) and/or occupancy group(s).
28) Dimensioned building setbacks and property lines, street centerlines and between
buildings or other structures shall be designed on plot plan.
29) All property lines and easements must be shown on plot plan. A statement that such
lines and easements are shown is required.
30) The project design will conform with energy conservation measures articulated in Title
24 of the California Code of Regulations and address measures to reduce energy
consumption such as flow restrictors for toilets, low consumptions light fixtures, and
insulation and shall use to the extent feasible draught landscaping.
31) A design professional will be required at time of construction drawings, to prepare plans
for proposed improvements per the Business and Professions’ Code.
32) Public and private site improvements shall be designed in accordance with the
Americans with Disabilities Act and Chapter 11 of the California Building Code. Site plan
shall include a site accessibility plan identifying exterior routes of travel and detailing
running slope, cross slope, width, pedestrian ramp, curb ramps, handrails, signage and
PC Agenda Page 19
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 9
truncated domes. Path of travel shall be provided from the public right of way and
accessible parking to building. The design professional shall ensure that the site
accessibility plan is compliance with the latest Federal and State regulations.
FIRE
33) If applicable, any underground tank work, repair, modifications, or removals shall be
conducted by a licensed contractor (CSLB licenses A, B, C-36, C-61, D-40).
34) Facility’s Hazardous Materials Business Plan (HMBP) shall be amended prior to
completion of work [HSC 25505(a)(2); 25508.1].
35) A Type I hood shall be installed above cooking equipment that produce grease laden
vapors (e.g. frying operations) [CFC §609.2]. Type I hoods shall be protected by an
automatic fire extinguishing - deferred plan submittal for commercial cooking
hood/exhaust automatic fire extinguishing system required [CFC § 904.2.2].
36) Veeder Root tank monitoring system shall be relocated to an approved location as to be
constantly attended for early detection by station staff.
37) LP-gas cylinder exchange cage shall be located in an approved location and separated
from means of egress [CFC § 6109.4] and be protected from tampering and mechanical
and vehicle damage [CFC §6109.13; 69107.4].
38) Dispensing devices (e.g. fuel island pumps) shall be mounted on 6 inch high concrete
islands AND be protected from vehicle damage by concrete-filled bollards [CFC §
2303.1.1].
39) Emergency disconnect switches shall be provide in an approved location and be
provided with required signs labeled as EMERGENCY FUEL SHUTOFF [CFC § 2303.2].
40) Warning signs shall be conspicuously posted at each dispenser and including the
required warning statements listed in the Fire Code (e.g. NO SMOKING, SHUT OFF
MOTOR, etc.) [CFC § 2305.6].
41) Refrigerated liquid Carbon dioxide tank, if quantity of gas at NTP exceeds 6000 cubic
feet, shall be installed under a separate permit [CFC § 105.6.9].
42) Refrigerated liquid Carbon dioxide tank shall be properly installed as to be protected
from physical damage, with ventilation to meet requirements of CA Mechanical Code,
and have an approved emergency alarm system for continuous gas detection and alarm
to notify occupancy’s occupants [CFC § 5307].
43) If present, cooking oil storage utilizing above-ground tanks shall be designed, installed,
and vented as per Section 610 of Fire Code – Commercial Kitchen Cooking Oil Storage.
44) Hazard identification signs as specified by NFPA 704 shall be provided in approved
locations [CFC § 5003.5].
PC Agenda Page 20
Resolution No.
Downey Planning Commission
PLN-17-00138 – 9002 Imperial HWY
June 20, 2018 - Page 10
45) Approved portable fire extinguishers, correctly sized and rated, shall be provided for both
motor vehicle fueling operations [CFC § 2305.5] and cooking grease fires [CFC § 906.4;
CCR Title 19, §573(a)-(c)].
46) Vent line (pipe) outlets shall be located such that the vapors are released at a safe point
outside of building [CFC § 5704.2.7.3.3].
47) If present, ensure proper removal of below grade lifts at service bay; and undertake
required actions to properly site characterize site for presence of any unauthorized
hazardous material releases; and undertake required cleanup actions to properly abate
the release [CFC § 5003.3; 5003.3.1; 5003.3.1.4].
48) In scope of work, please provide clarification as to disposition of waste (used) oil
underground storage tank. With removal of vehicle servicing, is tank to remain or be
removed? Is tank to be relocated with convenience store expansion? If tank is to be
removed, a separate UST removal permit from this agency shall be required. Please
refer to item #1 for contractor requirements.
49) Complete and submit a Change in Occupancy Use form.
PC Agenda Page 21
Exhibit C - 1
PC Agenda Page 22
Exhibit C - 2
PC Agenda Page 23
Exhibit C - 3
PC Agenda Page 24
Exhibit C - 4
PC Agenda Page 25