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Home My WebLink About03. Intro Ord Zone Text Amend for Biomedical Overlay ZoneQTY MANAGER TO: • • r •COUNCIL FROM' OFFICE OF r• E. SCHINDLER,DIRECTOR OF • DEVELOPMENT DATE: JUNE 26, 2018 SUBJECT: ZONE TEXT AMENDMENT FOR CREATION OF A BIOMEDICAL OVERLAY ZONE RECOMMENDATION That the City Council introduce: • • IN oil •r 1 r r • •i . W,Vk1.'%TM. ir*111-1:49114f, • • One of the fastest growing job sectors is the bio -medical industry. This not only includes medical offices and care facilities, but also includes all the necessary support industries (manufacturing, research, education, pharmaceutical, etc.). In order to capitalize on Downey's centralized location in the region and the three existing hospitals, the Mayor and City Council have made it a goal to attract new bio -medical businesses to the City. Accordingly, the City Council authorized staff to procure the services of an outside consultant to prepare a bio -medical overlay zone to enhance the existing Zoning Code and provide a catalyst to increasing bio- medical businesses in Downey. Civic Solutions, the consultant approved by the City Council, provided a multi -phase scope of work that includes the following: Phase I — project initiation and coordination; Phase 2 -- research of bio -medical land use; Phase 3 — evaluation of the Downey's existing Hospital -Medical Arts (H -M) zone and conducting a bio -medical assessment; and, Phase 4 — preparation of a new biomedical overlay zone. In order gain a full understanding of Downey's biomedical potential, Civic Solutions conducted a biomedical feasibility assessment, which included identifying other jurisdictions with a biomedical zone and interviewing key medical and academic institutions. Interviews were conducted with key management staff at Rancho Los Amigos National Rehabilitation Center, Kaiser Permanente Health Center, Presbyterian Intercommunity Hospital (PIH Health), Hoag Memorial Hospital, Cerritos College, Downey Adult School, the Southern California Biomedical Council (SoCalBio), the University of Irvine Medical School, Keck School of Medicine of USC, Loma Linda University, and the Crean College of Health and Behavioral Sciences at Chapman University. Civic Solutions also identified jurisdictions with biomedical zoning and studied their BIOMEDICAL OVERLAY ZONE JUNE 26, 2018 effectiveness. The cities they studied included smaller to medium-sized cities such as Carlsbad, Oceanside, Torrance, Irvine and Santa Monica and large cities, including San Diego, Los Angeles, San Francisco, Phoenix, Seattle, and Boston. The initial findings of this background research were previously presented to the City Council on March 14, 2017. The Planning Commission conducted study sessions on March 15, 2017 and April 4, 2018, at which times they were presented with the results of the research conducted and options for a Biomedical Overlay zone. The final draft code language and zoning map amendments were presented to the Planning Commission at a duly noticed public hearing on May 2, 2018. During the public hearing, four people spoke on the request, all of which expressed concerns about impacts the new overlay zone will have on existing land uses. Since the new overlay zone only adds new uses to the Municipal Code and does not eliminate existing uses, there will be no impact. After considering all oral and written testimony, the Planning Commission adopted Planning Commission Resolution No. 18-3052 recommending approval of the Negative Declaration, Zone Text Amendment, and amendment to the Zoning Map proposed to the City Council by a 4-0-1 vote, with one Commissioner absent. A biomedical business is one that is associated with medical or biological research, analysis, testing and manufacturing of medical products and equipment. To fully understand this complex issue, Civic Solutions researched the key issues related to the biomedical industry, interviewed other jurisdictions that have a cluster of biomedical businesses, Downey's hospitals, local universities, regional hospitals; identified Downey's strengths and weaknesses, and interviewed biomedical stakeholders and experts. Based on this research, they found: 1. The biomedical field is highly sought after across the nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry. 2. The City has the basic attributes desired by most biomedical uses. These include upgraded utilities and fiber optic networks, ready access to large employment and patient bases, existing hospital facilities, including the renowned Rancho Los Amigos National Rehabilitation Center, underdeveloped land with potential for redevelopment and proximity to biomedical clusters in Los Angeles, Orange and San Diego counties. 3. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan. 4. The City of Downey's biomedical potential is limited by a lack of vacant land. Being built -out, there is a lack of available vacant land for firms seeking to "build fresh." Instead, new facilities will require either the conversion of older structures or the razing of previously developed sites. 5. Cities with significant biomedical clusters across the United States provide a broad platform of incentives to attract biomedical uses. Zoning to facilitate and encourage 2 BIOMEDICAL OVERLAY ZONE JUNE 26, 2018 biomedical uses is one of several` incentives used to attract biomedical uses, but additional incentives are typically needed. Civic Solution's complete report is attached to this staff report as Exhibit 'C" The proposed code language will add new definitions to the Municipal Code, adjust the permitted use tables to accommodate the new overlay zone, and add a new Section 9326 for the Biomedical Overlay Zone (BIO) to the Municipal Code. The intent of these changes is to add flexibility to existing properties that will encourage the development and growth of biomedical businesses. It is important to note that these changes are not intended to remove uses from the base zones, but rather make new uses available. In addition to amending the zoning code, the Planning Commission is recommending five areas of the city to be included in the new Biomedical Overlay zone. These areas are outlined on the attached maps, but include areas surrounding the Rancho Los Amigos Hospital, PIH Downey Hospital, the Woodruff/Washburn Industrial Area, Kaiser Downey, and portions of Telegraph Road. The five areas were selected based on their vicinity to the City's existing medical facilities, the industrial base, and/or the realistic potential for the properties to be utilized by the biomedical industry. FISCAL IMPACT Adoption of the proposed ordinance will not impact the General Fund. Attachments: "A" — Draft Ordinance "B" — Biomedical Overlay Zone Report, prepared by Civic Solutions °C" — CEQA Initial Study "D" — Planning Commission Resolution No. 18-3052 "E" — Planning Commission Minute Excerpts, date May 2, 2018 °F" — Planning Commission Staff Report, dated May 2, 2018 "G" — Planning Commission Staff Report, dated April 4, 2018 "H" — PlanningCommission Staff Report, dated March 15,-2017 "I" — City Council Staff Report, dated March 14, 2017 "J" — Written Correspondence Received "K" -Biomedical Overlay Zone Maps 3 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DOWNEY ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS, AMENDING VARIOUS SECTIONS OF ARTICLE IX OF THE MUNICIPAL CODE, AND AMENDING THE ZONING MAP TO ESTABLISH A NEW BIOMEDICAL OVERLAY ZONE WHEREAS, the biomedical field is highly sought after across the nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry; and, WHEREAS, the Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan; and, WHEREAS, the City of Downey desires to encourage the growth of the biomedical industry; and, WHEREAS, the City Council approved a professional service agreement with Civic Solutions to study and prepare the necessary code amendments to achieve the Council's goal of growing the biomedical industry within the City. Civic Solutions prepared a Biomedical Assessment Report, which is incorporated hereto by reference; and, WHEREAS, on May 2, 2018, the Planning Commission held a duly noticed public hearing, and after fully considering all oral and written testimony, and facts and opinions offered at the aforesaid public hearing, adopted Planning Commission Resolution No. 18-3052 recommending approval of the proposed Zone Text Amendment to the City Council by a 4-0-1 vote, with one Commissioner absent; and, WHEREAS, on May 31, 2018, notice of the pending public hearing was published in the Downey Patriot as a'/8th page ad in accordance with the requirements of the Downey Municipal Code; and, WHEREAS, on June 12, 2018, the City Council continued the public hearing, without accepting public testimony; and, WHEREAS, on June 26, 2018, the City Council held a duly noticed public hearing to fully consider all oral and written testimony and facts and opinions regarding the amendment to the Municipal Code; and, WHEREAS, the City Council of the City of Downey finds, determines and declares that after preparing an Initial Study in compliance with the requirements of the California Environmental Quality Act, which found that the project will not have a significant_ environmental impact, an Initial Study/Negative Declaration was circulated for public review from April 12, 2018 to May 2, 2018. Based on its own independent judgment that the facts stated in the initial study are true, and the testimony provided during the public hearing, the City Council of the City of Downey hereby adopts a Negative Declaration of Environmental Impact; and, WHEREAS, having further considered all of the oral and written evidence presented to it at the public hearing, the City Council of the City of Downey further finds, determines and declares that: ORDINANCE No. PAGE 2 1.- That the requested amendment is necessary and desirable for the development of the community ° and is in the interests or furtherance of the public health, safety, and general welfare. The proposed amendments will encourage the growth of the biomedical industry within the City of Downey. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. This Zone Tex Amendment will boost job growth and spur economic development in the City. Job growth and economic development are two key factors that are desirable for the development of the community. Furthermore, the additional biomedical uses allowe will not impact the surrounding residential uses, as the overlay zones are focused around the hospitals and industrial areas of the City. 2. The proposed amendment is in general conformance with the General Plan. The proposed Zone Text Amendment will establish a new biomedical overlay zone, which is consistent with the goals and policies of the General Flan. Specifically, General Plan Goal 1.1 states, "Provide sufficient land areas for uses that serve the needs of residents, visitors, and businesses;" and Policy 1.1.3 states "Provide an appropriate amount of land area for business and employment." This amendment will establish areas of the City that can accommodate the growth of biomedical businesses and increase the job force of the City. Additionally, General Plan Goal 1.3 states, "Address changes inland use and zoning trends." The biomedical field is one of the fastest growing industries in the country. This change will adjust the zoning to accommodate these new land uses. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DOWNEY DOES ORDAIN AS FOLLOWS: SECTION 1. The following definition shall be added to Section 9124 of Article IX of the Downey Municipal Code to read as follows:; Biomedical Use: Aland use associated with medical, technological, or biological research, analysis, testing, and manufacturing of medical products, equipment or related items. Such uses generally consist of the following: (1) Medical device or prosthesis prototype fabrication; (2) Production requiring advanced medical and biological technology and skills and directly related to medical research and development activities on the premises; (3) Manufacturing of biochemical research and diagnostic compounds to be used primarily by universities, laboratories, hospitals, and clinics for scientific research and developmental testing purposes; (4) Production of experimental medical, biochemical, or biotechnological products; (5) Development of biomedical -device related production or operating systems to be installed and operated at another location, including manufacturing of products necessary for such development; (6) Manufacturing of biological, biomedical, biotechnological, and pharmaceutical products; (7) Manufacturing of scientific, engineering, and medical instruments; (8) Research and development, and manufacturing of artificial intelligence -based devices, electronic components, software programs, and similar products, for medical applications.. S CTIN 2. The following definition shall be added to Section 9126 of Article IX of the Downey Municipal Code: Clinical Service: An establishment which provides physical and mental health services on an individual, out-patient basis. The services may be of preventative, diagnostic, treatment, therapeutic, rehabilitative or counseling nature, but do not include group counseling uses. Typical uses would include, but not be limited to, medical and health clinics, chiropractic/physical therapy clinics, individual counseling services and ORDINANCE NO. PAGE 3 emergency/urgent care centers. SECTION 3. The following definition shall be added to Section 9134 of Article IX of the Downey Municipal Code: _ SE-CTION 4 The following definition shall be amended in Section 9136 of Article IX of the Downey Municipal Code to read as follows'< Hospital: A State -licensed general acute care hospital, as defined by Health and Safety Code section 1250(a), that provides a wide range of emergency, clinical, and temporary medical services to the general public to which persons may be admitted for overnight stay or longer for the diagnosis, care, or treatment of; illness and injury or the prevention thereof, not includingconvalescent homes, sanitariums, and nursing homes. SECTION 5. The following definition shall be added to Section 9136 of Article IX ofthe Downey Municipal Code: Hospital, Specialty: Any facility, place, or building that is maintained and operated' exclusively to provide 24-hour paid in-patient services for the specialized treatment and recovery of chronic health or mental health conditions or elective procedures or treatments. Services provided may include, but are not limited to, food service nutrition counseling acupressure, massage fitness and physical therapy, and pharmaceutical and medical attention. This type of facility is distinct from an acute care general hospital and from a residential use where these services are occasional or otherwise incidental to a primarily residential occupancy. SECTION 6` The following definition shall be deleted from Section 9144 of Article IX of the Downey Municipal Code: SECTION 7. The following definitions shall be added to Section 9144 of Article IX of the Downey Municipal Code: Laboratory, Dry: A laboratory where dry materials, electronics, or large instruments are tested and analyzed, with limited piped services, Dry_ laboratories may require controlled temperature and humidity as well as dust control. Laboratory, Wet: A laboratory where chemicals, drugs or biological matter is tested and analyzed, and which typically requires water, direct ventilation, specialized piped utilities and protective measures. SECTION B. The following definitions shall be added to Section 9146 of Article IX of the Downey Municipal Code: Medical Services. Services provided by a business or facility consisting of the services described within the definitions of "Clinical Service," "Medical Outpatient Service," and ORDINANCE NO. PAGE 4 "Office, Medical," as those terms are defined in this section, which are ancillary to a primary use consisting of medical or biological research and analysis, or the manufacturing of medical products, equipment or related items. Excludes the use, handling, analysis, testing, processing, growing, distribution, research or any other activity involving Marijuana (Cannabis sp.) or any of its derivatives. Medical Outpatient Service: A business or facility providing medical or health services, more intensive than those typically provided by a Medical Office use, without the need for an overnight stay, such as but not limited to, kidney dialysis, phlebotomists, physical therapy, prosthetics, individual wellness and health maintenance counseling, and urgent care. Medical Outpatient Services does not include Medical Office uses, Wet Laboratories, or Group Counseling services (as those terms are defined in this section). Microbreweries and brewpubs: Refers to small-scale, independently -owned breweries that emphasize traditional brewing methods, flavor and quality and that produce fewer than 15,000 U,S. beer barrels (460,000 U.S. gallons) annually for on- and off -premises consumption. A brewpub is an abbreviated term combining the ideas of a brewery and a pub or public -house. A brewpub can be a pub or restaurant that brews beer on the premises. SECTION 9. The following definition shall be deleted from Section 9150 of Article IX of the Downey Municipal Code: SECTION 10. The following definition shall be added to Section 9150 of Article IX of the Downey Municipal Code: Office, Medical: A facility where medical services, typically involving evaluations or non -emergency procedures, and their associated managerial, administrative, and clerical functions, are conducted on-site or to patients off-site by the use of telecommunication technologies (for example, telephone or video -conferencing). Medical office includes: chiropodists, chiropractors, dentists, clinical service uses (defined in this section), optometrists, osteopaths, physicians, psychologists, surgeons, and other uses which the decision-making body determines are of a medical nature and similar. Medical office does not include Group Counseling uses or Medical Outpatient Services (as those terms are defined in this section). Excludes the overnight care of a patient. SECTIO N 11. The following definition shall be added to Section 9156 of Article IX of the Downey Municipal Code: Research and Development: The pursuit of knowledge or creation of products in technology -intensive fields. Examples include, but are not limited to, research and development of computer hardware or software, information systems, industrial ORDINANCE NO. PAGE 5 SECTION 12. The following definition shall be deleted from Section 9158 of Article IX of the Downey Municipal Code: irvc my bra el^$ rtii�ir�s.�� SECTION 13. "Table 9.3.1 = Zone Established" within Section 9302 of Article IX of the Downey Municipal Code shall be amended to read as follows: SECTION 14. Section 9314.02(a) of Article IX of the Downey Municipal Code shall be amended to read as follows: (a) The intent and purpose of these Commercial Zone regulations is to (1) Provide appropriately located areas consistent with the General Plan for a full range of office, retail commercial, and service commercial uses needed by residents and businesses of, and visitors to, the City and region; (2) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; (3) Create suitable environments for various types of commercial uses, and protect them from the adverse effects of incompatible uses; ORDINANCE NO. PAGE 6 (4) Promote the creation of vibrant and attractive commercial districts desirable to professionals working in the high-tech and biomedical fields, while also minimizing the impact of commercial development on adjacent, neighborhood -oriented residential districts; (5) Ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located; and (6) Ensure the provision of adequate off-street parking and loading facilities. SIrtCTION 15. Section 9314.02(g) of Article IX of the Downey Municipal Code shall be amended to read as follows: (g) Purpose of the H -M Zone. The H -M Zone is intended to provide for and encourage the orderly development of a wide variety of hospital and biomedical uses that facilitate the growth of businesses during all stages of the business cycle. It also allows professional offices, personal and professional services, and retail uses that are compatible with, and supportive of, uses permitted within the zone and with uses in adjacent zones. SECTLON 15 The following uses shall be added to "Table 9.3.5. Commercial Zones Use Regulations" within Section 9314.04 of Article IX of the Downey Municipal Code: SECTION 17. The following uses in "Table 9.3.5. Commercial Zones Use Regulations" within Section 9314.04 of Article IX of the Downey Municipal Code shall be amended to read as follows: ORDINANCE No.; PAGE 7 SECTION 18. The following use shall be deleted from "Table 9.3.5. Commercial Zones Use Regulations" within Section 9314.04 of Article IX of the Downey Municipal Code: SE.CTION 19. Section 9318.02 of Article IX of the Downey Municipal Code shall be amended to read as follows: (a) The intent and purpose of these Manufacturing Zone regulations is to: (1) Provide appropriately located areas consistent with the General Plan for a broad range of manufacturing and service uses; (2) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; (b) Purpose of the M-1 Zone. The-; -1 Zone is int development and grouping together of light manufacturin uses that facilitate the growth of businesses during all sta harmony with each other and the rest of the community. designed to ensure that such uses will be protected from i minimize the undesirable effects of heavy traffic or other r rided to. - an orderly" x .• ll . .. •.: rpt- - ees and to ov ions. • -jj conflicts"m Intrusion by iM�Armoniout UsOSI that it Will be provided with adequate space and accessory facilities, and that abutting non -industrial areas will be pro4icf6d from potential , development. ORDINANCE NO. PAGE 8 SECTION 20. The following uses shall be added to "Table 9.3.9. Manufacturing Zones Use Regulations" within Section 9318.04 of Article IX of the Downey Municipal Code: SECTION 21. The following uses shall be amended in "Table 9.3.9. Manufacturing Zones Use Regulations" within Section 9318.04 of Article IX of the Downey Municipal Code to read as follows: SECTION 22. Section 9326 shall be added to Article IX of the Downey Municipal Code, which shall read as follows: • •I 1 • Z i• • SECTION 9326.02. INTENT AND PURPOSE. The intent and purpose of the Biomedical Overlay Zone is to provide greater flexibility in the application of land planning concepts. The Biomedical Overlay Zone provides additional opportunities for bio -medical related uses beyond the medical office, hospital, research and development, and medical -device related uses allowed in the commercial and manufacturing base zones. Additionally, ancillary uses necessary to attract biomedical firms and professionals in the industry are provided for, such as mixed-use developments consisting of professional office or biomedical research facilities and residential uses, and other supporting services, such as restaurants and nightlife activities. The Biomedical Overlay Zone shall meet the objectives of the General Plan and this article, and further encourage the development of new biomedical uses through the relaxation of typical project review timelines, building permit issuance, and business license issuance. SECTION 9326.04. APPLICABILITY. (a) The Biomedical Overlay Zone, and the standards contained in this section, shall apply to all areas designated on the Official Zoning Map as being within the Biomedical Overlay (BIO) Zone, except for any zones not comprised of Commercial or Manufacturing Zones. (b) Whenever any proposed development application for a new, primarily biomedical development encompasses more than one base zone (consisting of Commercial and Manufacturing), the following shall apply: ORDINANCE NO PAGE 9 (1) The permitted uses and the development standards for each base zone shall be applicable within the boundaries of each zone; (2) Through the Site Plan Reviewprocess, the City Planner may allow the application of development and use standards for any zone covering a portion of the proposed development in any other zone covering other portion of the proposed development if the entire development's F.A.R. and occupancy do not exceed those which would be permitted if the land area of each zone were developed separately. (c) Where a conflict in regulations' occurs, the regulations specified in this section shall apply. SECTION 9326.06. USES PERMITTED. In addition to the uses permitted in the base zones, the following uses are permitted in the Biomedical Overlay Zone: (a) Biomedical Uses (b) Financial Services (only when integrated into`a primary biomedical use) (c) Florist shops (only when integrated into a primary biomedical use) (d) Hospitals (e) Medical Equipment Sales (f) Medical Outpatient Services (g) Office, Medical SECTION 9326.08. USES CONDITIONALLY PERMITTED. In addition to the uses permitted in the based zones, the following uses are allowed subject to the approval of a Conditional Use Permit and are subject to the review requirements and conditions contained in Section 9824 of this code: (a) Bars, taverns, -pubs, micro -breweries w/ food and drink (b) Convention and exhibition halls (c) Parks and recreational facilities (d) Personal services (unless permitted by right in the base zone, in which case it shall be a permitted (P) use) (e) Retail sales, new (unless permitted by right in the base zone, in which case it shall be'a permitted (P) use) SECTION 9326.10. DEVELOPMENT STANDARDS. All development standards applicable to uses located in the Biomedical Overlay Zone are specified in the regulations set forth in the commercial and manufacturing base zones. Any development standards not listed for uses allowed in the Biomedical Overlay Zone are conditional uses required to be integrated into a primary use with specified development standards which shall take precedence over the entire development. In the case of residential uses allowed as part of a primarily biomedical mixed-use development, all development standards not specified for the residential portion of the project in the commercial base zones shall be determined through the Site Plan Review and Conditional Use Permit application processes. SECTION 9326.12. APPLICATION REVIEW. The following review processes shall be modified to expedite the permitting and licensing process for new biomedical developments and businesses. The expedited processes listed below shall apply to all applications for development of projects intended to be primarily occupied by biomedical businesses or the establishment of biomedical businesses located in ORDINANCE NO. PAGE 10 the Biomedical Overlay Zone. The application of these expedited processes shall be at the discretion of the City Manager, or his or her designee. The process expedited to encourage biomedical uses shall be as follows: (a) Conditional Use Permits (1) Within 60 days of a Conditional Use Permit application being deemed complete and any necessary environmental review has been completed, the Planning Division shall place the application on the public hearing agenda for the decision- making body. (2) The timeframes specified for the voiding of a Conditional Use Permit due to non - commencement of the use shall be extended by one (1) year. An applicant may still utilize any applicable extensions when made to the appropriate decision- making body. (b) Site Plan Review (1) Within 60 days of a Site Plan Review application being deemed complete and any necessary environmental review has been completed, the Planning Division shall place the application on the public hearing agenda for the decision-making body. (2) The timeframes specified for the voiding of a Site Plan Review shall be extended by one (1) year automatically upon the expiration of an approved Site Plan Review. An applicant may still utilize any applicable extensions when made to the appropriate decision-making body. (c) Business Licenses (1) Upon application of a business license for a business which meets the definition of "biomedical use" according to this code, an Economic Development Division staff member shall be assigned to assist in the coordination of all necessary on- site inspections required by the various City Departments (i.e. Building, Fire, and Planning). (2) At the discretion of the City Planner, the City may not require an existing building to correct nonconformities when occupancy by a new biomedical use or expansion of an existing biomedical use is proposed. (d) Building Permits (1) For all building permit applications for a biomedical use, as defined in this code, the City shall waive the General Plan Revision fee of .2% of the building's valuation. (2) The initial Building Permit plan check fee shall include 4 reviews and shall not exceed 75% of the adopted Building Permit Fee Schedule. (3) The City shall reduce the typical Building Permit plan check review timeframes by 2 days for each of the first two (2) plan check reviews. ORDINANCE NO PAGE 11 SECTION 23. The City Council hereby amends the Official Zoning Map to incorporate five (5) areas, as outlined in Exhibit '1' of this Resolution, of the City into the Biomedical Overlay Zone. SECTION 24. If any section, subsection, paragraph, sentence, clause or phrase of this Ordinance is declared by a court of competent jurisdiction to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have adopted this Ordinance, and each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, phrases, or portions be declared invalid or unconstitutional SECTION 25 The City Clerk shall certify the adoption of this Ordinance and cause the same to be published in the manner prescribed by law. APPROVED AND ADOPTED this _ day of 2018. SEAN ASHTON, Mayor -ATTEST: Maria Alicia Duarte, CMC City Clerk STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) ss CITY OF DOWNEY ) I HEREBY CERTIFY that the foregoing Ordinance No. 18 was introduced at a Regular Meeting of the City Council of the City of Downey held on the -th day of , 2018, and adopted at a Regular Meeting of the City Council of the City of Downey held on the _ day of , 2018, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN.' FURTHER CERTIFY that a summary of the foregoing Ordinance No. 18- was published in the Downey Patriot, a newspaper of general circulation in the City of Downey, on 2018 (after introduction), and on _, 2018 (after adoption including the vote thereon). It was also posted in the Regular posting places in the City of Downey on the same dates. Maria Alicia Duarte, CMC City Clerk ORDINANCE N• PAGE 12 011 A 11-11 1 c VM. NO •'1 II SOLUTIONS 27362 Calle Arroyo I San Juan Capistrano, CA 92675 949.489.1442 1 wwwxivicsolutionsxom In association with: The Concord Group LLC ElC#Y0fb0WftIV Aldo E. Schindler, Director of Community Development David Blumenthal, City Planner Jim Rodriguez, Chairman Patrick Owens, Vice Chairman Steven Dominguez, Commissioner Miguel Duarte, Commissioner Matias Flores, Commissioner Mayor Sean Ashton Rick Rodriguez, Mayor Pro Tem Blanca Pacheco, Council Member Fernando Vasquez, Council Member Alex Saab, Council Member Mary P. Wright, AICP — Program Manager Jeff Hook, AICP — Principal Planner Adam Atamian, AICP — Senior Planner Richard M. Gollis, The Concord Group LLC Vincent Nguyen, The Concord Group LLC Chapter 1: Executive Summary .................. Chapter 2: Research and Case Studies ....... Section 1— Chapter Summary...... Section 2 — Findings ..................... Section 3 — Methodology ............. Section 4— Results ....................... Section 5 — SWOT Evaluation ....... CIVIC SOLUTIONS, INC. ...........,....... .. 1 .................... 3 .................. ....,,,,« ..,,.., 3 ..............................„« 3 4 .....6 19 Chapter 3: Biomedical Planning Assessment...... Section 1— Chapter Summary ................................... Section 2 — Findings .................................................. Section 3 —Zoning and Development Regulations..... Section 4 — General Plan Consistency ........................ Section 5 — Hospital -Medical Arts Zone ..................... Section 6 — Biomedical Planning Assessment ........... Chapter 4: Implementation ............................................. Section 1— Chapter Summary .................................... Section2 — Findings .................................................. Section 3 — Zoning Ordinance and Map Amendments References........................................................... Attachments 23 Attachment 1— Zoning Code Amendments ......................... Attachment 2 — Zoning Comparables Matrix ....................... Attachment 3 — Concord Group Research Report .............••. Attachment 4 — Biomedical Industry Research — Full Report 52 57 .77 .......... 82 100 Figures 23 ...., Medical Arts Zone, 11500 Brookshire Avenue............................................................................_ 23 Figure 2-1: Kaiser Permanente Downey Medical Center, 9333 tm erial Highway ..... .... •• ° .°• ....... .4 Figure 2-2: Portion of Rancho Los Amigos National Rehabilitation Center; 7601 East Imperial Highway ....... 25 Figure 2-3: Rancho Los Amigos National Rehabilitation Center, major remodel and expansion, 2016..........19 Figure 2-4: Historic building, formerly part of the Rancho Los Amigos National Rehabilitation Center; 28 now, County of Los Angeles offices........................................................................................... 21 Figure 3-1: H -M Zoning Cluster #1........................................................................................................... 30 31 Figure 3-2: H -M Zoning Cluster #2..............................................................................................................;. 35 Figure 3-3: Downtown Land Use Districts................................................................................................— 35 Figure 4-1: Overview of Recommended Biomedical Overlay Zones............................................................. Figure 4-2: Biomedical Overlay Area 1 ........... ...........» ..•...•. 39 ......». ....... 49 Figure 4-4: Biomedical Overlay Area 3 ......... •••«• • ... 39 .......... .... 51 Figure 4-6: Biomedical Overlay Area 5 ......... .,«.........,.. 39 40 Attachment 1— Zoning Code Amendments ......................... Attachment 2 — Zoning Comparables Matrix ....................... Attachment 3 — Concord Group Research Report .............••. Attachment 4 — Biomedical Industry Research — Full Report 52 57 .77 .......... 82 100 Figures Figure 1-1: PIH Health Hospital, a non-profit community hospital located withinDowney's Hospital/ Medical Arts Zone, 11500 Brookshire Avenue............................................................................_ 2 Figure 2-1: Kaiser Permanente Downey Medical Center, 9333 tm erial Highway ..... .... •• ° .°• ....... .4 Figure 2-2: Portion of Rancho Los Amigos National Rehabilitation Center; 7601 East Imperial Highway ....... 8 Figure 2-3: Rancho Los Amigos National Rehabilitation Center, major remodel and expansion, 2016..........19 Figure 2-4: Historic building, formerly part of the Rancho Los Amigos National Rehabilitation Center; now, County of Los Angeles offices........................................................................................... 21 Figure 3-1: H -M Zoning Cluster #1........................................................................................................... 30 31 Figure 3-2: H -M Zoning Cluster #2..............................................................................................................;. 35 Figure 3-3: Downtown Land Use Districts................................................................................................— 46 Figure 4-1: Overview of Recommended Biomedical Overlay Zones............................................................. Figure 4-2: Biomedical Overlay Area 1 ........... ...........» ..•...•. 47 48 Figure 4-3: Biomedical Overlay Area 2 ........ .....$«. ...•••. 49 Figure 4-4: Biomedical Overlay Area 3 ......... •••«• • ... 50 Figure 4-5: Biomedical Overlay Area 4 ................... ,.«....... 51 Figure 4-6: Biomedical Overlay Area 5 ......... .,«.........,.. May 2018 Page v Biomedical Facilities Overlay Zone �w • 1 CIVIC SOLUTIONS, INC. •le I - Survey Cities' Zoning Attributes Table 2 : Zones Established, City of Downey — .. ... �26 I•le 3: Biomed Biomedical Facilities Overlay Zone May 2018 1 Page vi tCityofDowney CIVIC SOLUTIONS, INC. Chapter : Executive Summary he City of Downey, California retained Civic Solutions, Inc. (CSI) to establish new "Biomedical Overlay Zone" regulations and development standards to work in concert with an updated Hospital -Medical Arts (H -M) Zone. This summary report describes the consultants' research, findings and implementation recommendations developed between November 2016 and May 2018. The work was conducted in several phases, in coordination with the City of Downey's Planning Commission and Planning Department staff. Following is a summary of the Consultants' primary findings and recommendations from the project. Biomedical Overlay Zone Amendments. Combining the research on the biomedical industry and the zoning incentives provided by cities with successful biomedical hubs, CSI developed amendments to the City's existing zoning districts, permitted uses and development standards to effectively encourage the establishment of new biomedical uses, and the maintenance of existing uses. The major changes necessary to develop a successful Biomedical Overlay consist of the following, as included in Attachment 1: • New and amended Zoning Ordinance definitions to describe the contemporary range and types of biomedical uses and health services. • A new Biomedical Overlay Zone section of the Zoning Ordinance. • Revised "Intent and Purpose" of the Commercial and Manufacturing Zones sections of the Zoning Ordinance. Updated and amended "Use Regulations" of the Commercial and Manufacturing Zones sections of the Zoning Ordinance. Amended "Development Standards" of the Commercial Zones section of the Zoning Ordinance. Amended Zoning Map showing areas to be designated as the Biomedical Overlay Zone. Health and Medical Arts Zone. The Hospital -Medical Arts zone (H -M) is not sufficient to attract the range of Biomedical uses necessary to achieve the economic synergy the City seeks. However, H -M zoning is effective in protecting a limited range of medical uses and should be retained and expanded, where appropriate. To augment the H -M zone, the City should utilize a Biomedical Overlay Zone to take a broader, more comprehensive approach to land use. This overlay should be applied to certain, appropriate Commercial and Manufacturing base zones throughout the City where Biomedical uses are well suited due to their location, development potential, infrastructure, and existing uses. General Plan Consistency. CSI identified inconsistencies between existing General Plan land use designations and the Zoning Map. CSI recommends that Downey's General Plan policies be amended as follows to provide the legal and procedural foundation for the City's Biomedical land use and economic development objectives: Biomedical Facilities Overlay Zone May 2018 1 Page 1 CIVIC SOLUTIONS, INC... • The General Plan Land Use Element's Balance of Uses, Livable Communities, and Growth Management Section policies be amended to provide policy direction to incentivize and address the future impacts of new biomedical uses. • The General Plan Economic Development Element's Business Attraction and Retention, and Employment sections' policies be amended to qualitatively address the economic costs and benefits of incentivizing Biomedical uses and their potential impacts, particularly on adjacent residential neighborhoods. • The General Plan Land Use Plan be amended to re -designate the area currently zoned "H -M" and designated "Office" in the General Plan to "General Commercial" to provide more uniformity and flexibility of uses. Figure 1-1: PIH Health Hospital, a non-profit community hospital located wanin uowney s nospirov Medical Arts Zone, 11500 Brookshire Avenue • CEQA Compliance. CSI prepared an Initial Study to evaluate the potential environmental impacts of the proposed zoning amendments to establish a Biomedical Overlay. This Initial Study determined that the proposed amendments would have less than significant impacts on the environment and that a Negative Declaration should be prepared in conjunction with the project. Biomedical Facilities Overlay Zone May 2018 1 Page 2 I CityofDowney CIVIC SOLUTIONS, INC. Chapter 2: Research and Case studiea Section 1 — Chapter Summary his chapter summarizes the results of biomedical research, the initial phases of a five -phase project to establish a Biomedical Overlay and to attract and retain more biomedical jobs. In it, we identify other jurisdictions that have developed and implemented a "Biomedical Facilities Overlay" or similar zoning district, we report the results of interviews held in 2016 with medical and academic institutions with knowledge of the biomedical industry, and we summarize key economic data and characteristics of the biomedical industry. These results provide the basis for a "biomedical feasibility assessment" to identify Downey's strengths, weaknesses, opportunities and threats in attempting to expand biomedical investment and employment. SectionFindings The biomedical field is highly sought after across the nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry. However, significant amounts of venture capital are required to support biomedical clusters in metropolitan areas. Los Angeles County has upward trending biomedical venture capital investment of $74 Million in 2016. However, this is still significantly lower than other major U.S. metropolitan areas such as San Francisco and San Diego. The City of Downey has the basic attributes to attract biomedical businesses. The City has the basic attributes desired by most biomedical uses. These include upgraded utilities and fiber optic networks, ready access to large employment and patient bases, existing hospital facilities, including the renowned Rancho Los Amigos National Rehabilitation Center, underdeveloped land with potential for redevelopment and proximity to biomedical clusters in Los Angeles, Orange and San Diego counties. Additionally, success of biomedical firms is highly dependent on availability of specially trained professionals, especially those with graduate and professional degrees. Downey is close to several universities and vocational training centers with respected medical schools (e.g., USC, UCLA, and UCI) and vocational medical programs (e.g., Cerritos College, Downey Adult School). The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan. There may be opportunities for the City to expand its attractiveness as part of the County's Master Plan by building alliances with existing companies, medical and educational institutions, and private ventures. Downey is likely to face potential competition due to existing alliances in nearby cities. Biomedical Facilities Overlay Zone May 2018 1 Page 3 CIVIC SOLUTIONS, INC. IN • The City of Downey's biomedical potential is limited by a lack of vacant land. Being built -out, there is a lack of available vacant land for firms seeking to "build fresh." Instead, new facilities will require either the conversion of older structures or the razing of previously developed sites. • Cities with significant biomedical clusters across the United States provide a broad platform of incentives to attract biomedical uses. Zoning to facilitate and encourage biomedical uses is one of several incentives used to attract biomedical uses, but additional incentives are typically needed. Zoning incentives could be used to help overcome the County -wide shortage of laboratory space (wet and dry). Labs have high, upfront costs to retrofit buildings and this can be a substantial barrier to biomedical startup companies. Figure 2-1 Kaiser Permanente Downey Medical Center, 9333 Imperial Highway Section 3 — Methodology The Civic Solution's project team conducted the following data collection and analysis 1. Developed an in-depth understanding of the key issues related to the biomedical industry. The team reviewed trade journals including Site Selection Magazine, Urban Land Magazine, Practicing Planner, and Zoning News, reviewed web -based information, analyzed the findings of current and applicable research papers, and conducted interviews with experts knowledgeable about the biomedical field and economic development strategies, such as Ahmed Enany, CEO of the Southern California Biomedical Council (SoCalBio). 2. Conducted research on other jurisdictions that have developed and implemented biomedical zones. The team identified Biomedical Overlay Zone examples and their Biomedical Facilities Overlay Zone May 2018 1 Page 4 CIVIC SOLUTIONS, INC, effectiveness, as well as other geographically -based incentives across the U.S. Cities studied included smaller to medium-sized cities such as Carlsbad, Oceanside, Torrance, Irvine and Santa Monica and large cities, including San Diego, Los Angeles, San Francisco, Phoenix, Seattle, Boston and many others. The team analyzed the cities' zoning, financial and land use tools used to attract biomedical and health care jobs and investment, and identified patterns and anomalies in jurisdictions with successful zoning strategies. The team then documented the effectiveness of these jurisdictions' methods and overall results. 3. Conducted interviews with key stakeholders and experts. The team interviewed key management staff at selected local and regional hospitals, universities and other medical/vocational programs, and biomedical businesses and associations in Downey and nearby areas. These organizations included the Rancho Los Amigos National Rehabilitation Center, Kaiser Permanente Health Center, Presbyterian Intercommunity Hospital (PIH Health), Hoag Memorial Hospital, Cerritos College, Downey Adult School, the Southern California Biomedical Council (SoCalBio), the University of Irvine Medical School, Keck School of Medicine of USC, Loma Linda University, and the Crean College of Health and Behavioral Sciences at Chapman University. The interviews helped in understanding the biomedical sector and the City's biomedical assets, needs and attributes. The interviews also provided insights into biomedical institutions and businesses that might consider locating in Downey or form alliances with medical facilities already in Downey. 4 Identified Downey's key strengths, weaknesses, opportunities, and threats. Combining the information gathered from the above methods, the team organized the findings to identify effective zoning practices adopted by other jurisdictions, the requirements of industry firms and stakeholders, and the attributes of the Greater Los Angeles area's emerging biomedical hub to develop a SWOT (strengths, weaknesses, opportunities, and threats) assessment. 5. Conducted further analysis of issues identified and summarized analysis in the report. Based on initial findings, the team evaluated additional data outside of the work scope as necessary in the course of research, analyzed issues, and included additional observations, as appropriate, throughout the report. This additional research includes the evaluation of cities with successful biomedical clusters that do not provide zoning incentives, as well as interviews with heads of organizations in such areas, such as with Matthew Phillips, Director of the Sacramento Area Technology Alliance's MedStart program. Biomedical Facilities Overlay Zone May 2018 1 Page 5 Section_ is ®1 Key Stakeholder Interviews .1®1 Main Findings CIVIC SOLUTIONS, INC. 1. Several regional and local universities and institutions are interested in developing or expanding relationships with organizations in the City. 2. Downey has a good foundation to help establish a biomedical hub, especially one centered on existing niche markets, such as the rehabilitative research and services provided at the Rancho Los Amigos. 3. The recent trend to attract biomedical uses includes the development of flexible spaces that adapt to the changing needs of growing companies. Additionally, high-quality housing and transportation facilities help attract the biomedical industry's typically younger workforce. 4. More biomedical uses in Downey would provide better opportunities for local schools to train students for biomedical careers, expand the local labor pool and help maintain and attract new biomedical facilities. 5. Local jurisdictions can make a large impact by facilitating public and private coordination. In many of the newer biomedical developments, public agency input and participation are often critical to the projects' success. 4.1.2 Interviews i Major Local Hospitals and Biomedical Facilities Kaiser Permanente Health Center, Downey Campus. Gregg B. Durkee, Chief Operations Officer, spoke about Kaiser Permanente's (KP) current plans to expand their Downey facilities with a "Bed Tower", now in the planning and permitting phase. He oversees inpatient and outpatient hospital facilities and noted the center has about 4,500 employees, including physicians. KP seeks locations that are easily accessible and that have a high community need. For these reasons, he felt Downey was a good location for their facility. KP's mission is to improve the overall health of a community, and that includes addressing non- medical needs. In addition to seeking and providing local employment, KP brings hundreds, even thousands of patients weekly into the City and many of these folks provide secondary benefits to City through retail sales and use of local services. Mr. Durkee felt the City of Downey has been easy to work with and added that he understood the City has its rules. And while KP has a "really good relationship" with the City, KP would always appreciate opportunities to improve communications and expedite building permit processing. He expressed support for the City's efforts to attract more biomedical uses. KP is significantly invested in medical research, and looks for opportunities to partner with and/or encourage local medical -oriented businesses, such as kidney dialysis services or skilled Biomedical Facilities Overlay Zone May 2018 1 Page 6 CIVIC SOLUTIONS, INC. nursing facilities existing in Downey. Mr. Durkee added that KP Downey has a strong internship program with Cerritos College in their Hospitality Services program. He has been impressed with the City of Downey's accomplishments in the last 10 years, and would like to receive further information on the City's biomedical overlay project. PIH Health (Presbyterian Intercommunity Hospital), represented by Debra Legan, Vice President, Marketing, Business Development and Community Benefit. PIH, a multi -campus hospital with locations in Downey and Whittier, currently partners with the Keck School of Medicine at the University of Southern California (USC) Medical School to provide interns and doctors at PIH. PIH offers offices for resident doctors and interns. Speaking about the City of Downey, Debra Legan said the City staff is great to work with and has been very supportive of PIH. However, PIH would be concerned about the type of biomedical uses attracted by an overlay in Downey. Ms. Legan stated that PIH is heavily dependent, financially, on outpatient services with a large medical patient load. PIH's primary program focus is on meeting medical care needs of low and moderate income families. Consequently, PIH's business health would not benefit from increased competition if additional general medical services came to Downey, an outcome which may not be in the best interests of PIH or its patients. However, Ms. Legan stated, developing an overlay, or some other incentive program, that attracts more professional -level jobs in a range of biomedical fields and promotes the construction of high quality housing would be beneficial. Rancho Los Amigos (RLA), represented by Jorge Orozco, Chief Executive Officer of RLA. Rancho Los Amigos National Rehabilitation Center (RLA) is a world-renowned public hospital located in Downey that works with cutting edge medical technology, including stem cell implants and robotic, artificial limbs. RLA specializes in rehabilitation/restorative medical services (particularly for spinal/cranial injuries) that use local vendors for orthotics, prosthetics, and prescription drugs, when possible. The campus is currently undergoing an expansion that is expected to be completed in 2019. RLA works closely with Keck School of Medicine at USC and also the University of California, Los Angeles and Loma Linda University. Jorge Orozco stated that Downey is well liked by RLA employees and considered "a good place to work." To help grow the area's biomedical uses and assist RLA's future operations, Mr. Orozco said that the City should consider facilitating more networking opportunities between hospitals, developers, businesses and academic sectors, such as a local biomed "summit" meeting sponsored by City. He added that RLA would be very open to public-private partnerships to expand medical services, biomedical research, manufacturing and uses. He added that some of RLA's main vendors, including rehabilitation therapy and medical equipment, are located within the City. May 2018 1 Page 7 Biomedical Facilities Overlay Zone CIVIC SOLUTIONS, INC... Figure 2-2: Portion of Rancho Los Amigos National Rehabilitation Center, /bU1 Last imperial rngnway .1.3 Interviews with Universities, Research Institutions, Non - Prof its and Biomedical Trade Association Cerritos College, represented by Sandy Marks, MSN, MS(HCA), RN, the Instructional Dean of the Health Occupations Division. Located in the City of Norwalk, Cerritos College offers a number of Associate Degrees related to medical specializations. Discussing the possibility to collaborate with the City of Downey, Sandy Marks stated that Cerritos College would be interested in building partnerships and programs that would benefit the community and surrounding areas. The College would be interested in learning more about the demographic and socioeconomic characteristics about the area's population, and specifically about the retired, geriatric, and uninsured components of the population. Cerritos College would be interested in exploring opportunities to host classes off site. Noting that classes offered in this type of scenario would typically accommodate up to 60 students. If the City of Downey would be interested in this, facilitating the development of buildings designed to allow these types of spaces is necessary. Ms. Marks said that having local biomedical businesses where students could work or complete internships would be beneficial. Additionally, a competitive advantage for community college nursing programs is the presence of another higher education facility dedicated to providing the Associate Degree of Nursing graduates with the additional two years of education needed to obtain their Bachelor of Science in Nursing. Another critical need for Cerritos College students, and other students generally, is the need for child care up to the age of 12. Ms. Marks advocated for the inclusion of child care centers, such as part of a college laboratory center for child development classes. Biomedic11 al Facilities Overlay Zone May 20181 Page 8 CityofDowney CIVIC SOLUTIONS, INC. • Chapman University, Crean College of Health and Behavioral Sciences, represented by Janeen Hill, Ph.D., Dean of Crean College. The Crean College of Health and Behavioral Sciences at Chapman University, located in Orange, California, provides advanced healthcare education and conducts interdisciplinary health sciences research. Dr. Janeen Hill said the college does have existing affiliations with nearby hospitals and health care facilities, but the partnership details were not discussed during the interview. The College has attempted partnerships with Los Angeles County and is particularly interested in establishing connections with the Ranchos Los Amigos Rehabilitation Center in the City of Downey. She added, however, that initial College efforts in this regard have so far, not been successful and that perhaps the City of Downey could be instrumental in facilitating such partnerships. Downey Adult School, represented by Marianna Pacheco, Director of Academic Programs at Downey Adult School. The Downey Adult School (DAS) offers several medical and dental occupational training programs for Licensed Vocational Nurses, Phlebotomy, EKG/ECG Technicians, Medical Assistants, Dental Assistants, and others. Ms. Pacheco noted that a positive step the City could take to help grow DAS's heath career training would be to promote "externships" to provide clinical work experience at hospitals, labs and other medical businesses. Additional opportunities for these placements could be provided by expanding medical uses and biomedical businesses, particularly near Rancho Los Amigos and the Kaiser Permanente hospitals, as well as on County of Los Angeles land in Downey. Further, she felt the City should partner with outside agencies to promote biomedical uses. Speaking about the positive attributes currently in the City of Downey, Ms. Pacheco stated that generally speaking, the City has good infrastructure and Downey's supply of land is seen as sufficient. DAS currently offers classes at the Columbus High School campus in Downey. Ms. Pacheco added that DAS intends to expand the school's medical and dental training and suitable classroom space is available at that campus to accommodate the expansion. Loma Linda University, represented by Dr. Garry Fitzgerald, Administration Advisor, former Vice President of Business at the University. Loma Linda University is a Seventh -day Adventist, coeducational health -sciences university located in Loma Linda, California. The University comprises eight schools, including Medical, Dental and Nursing schools and the Faculty of Graduate Studies, and has a faculty of between 800 and 1,000 professors/physicians at any given time. The University has an affiliated Medical Center, which, according to Dr. Fitzgerald, operates the largest children's hospital and neonatal intensive care unit, in terms of number of beds, west of the Mississippi. The University's Biomedical Facilities Overlay Zone May 2018 1 Page 9 CIVIC SOLUTIONS, INC. 91 mission is focused on medical instruction, research, and health services and is committed to diversity in its faculty and student body. It is guided by religious principles of the SDA church. Dr. Fitzgerald said the University is interested in expansion and is "very open" to partnering or discussions with public agencies (including cities). He added that the University has started satellite medical facilities in the cities of Murrieta and Indio, and has worked closely with the City of San Bernardino. University officials have been looking at sites in other areas, particularly for facilities specializing in neuroscience. He is very familiar with the City of Downey and felt that the presence of the Rancho Los Amigos Hospital could offer positive teaching and research opportunities for the University faculty and students. He added that there is already some exchange of medical residents with RLA. He felt the biomedical industry was rapidly expanding and that Loma Linda University students benefitted from and were part of that expansion. In terms of incentives needed to attract and retain biomedical uses, he felt public agencies typically should expect to provide land, financial benefits or both. For example, the U.S. Federal government worked with the City of San Bernardino and the Loma Linda University Hospital to develop a medical center on a portion of the decommissioned Norton Air Force Base. He said that the biggest challenge in expanding biomedical uses, particularly academic and research facilities, are readily available investment capital and financing. He added that universities are securing the necessary capital through private partnerships. For example, Loma Linda University partners with Quest Diagnostics, a private -sector laboratory specializing in sports medicine and medical testing. University of Southern California, Keck School of Medicine, represented by Randolph W. Hall, Ph.D., Vice President, Research. The Keck School of Medicine of the University of Southern California was established in 1885 as the region's first medical school, and was the second professional school founded at USC. Following a $110 million gift from the W.M. Keck Foundation in 1999, the school began an expansion program to become one of the most highly regarded medical schools in the nation. The School also invested in new research efforts including the Zilkha Neurogenetic Institute which seeks to expand scientific knowledge of some of the most debilitating diseases of the brain, such as Alzheimer's and Parkinson's. Dr. Hall indicated it would be difficult for Downey to develop a biomedical hub due to the lack of a concentrated collection of medical schools and other institutions that can attract research grants/investment. However, he also said that Rancho Los Amigos represents the City's best opportunity for expanding into the biomedical sector. USC has a relationship with RLA in research, especially neurological research, and has residents there as well. He mentioned Dr. Charles Liu, MD, PhD, director of the USC Center for Neurorestoration and Chair of the Department of Neurology at RLA. He noted that Dr. Liu regularly works with emerging Biomedical Facilities Overlay Zone May 2018 1 Page 10 9i cityofDowney CIVIC SOLUTIONS, INC. biomedical firms on experimental therapies to treat paralysis and other conditions, and there are some spin off opportunities for entrepreneurial activities located near RLA. He said that within biomedical hubs, close proximity is very important for doctors, staff and patients to quickly walk between hospitals, medical offices, labs, etc. Southern California Biomedical Council (SoCalBio), represented by Ahmed A. Enany, President and Chief Executive Officer. The Southern California Biomedical Council (SoCalBio) is a nonprofit trade association serving biomedical related businesses and organizations throughout the six counties which make-up the Greater Los Angeles region (Los Angeles, Orange, Ventura, Santa Barbara, Riverside and San Bernardino). Mr. Enany stated that Downey is part of the Greater Los Angeles area's regional biomedical draw and suggested that the City of Downey should aspire to be a hub of biomedical employment. Discussing the specifics of a successful biomedical overlay, Mr. Enany said that such zoning could allow biomedical uses in zones where they are not typically allowed, but where access, transportation and space is well suited for biomedical uses. Additionally, the City may want to consider the provision of development incentives, such as increased floor area ratio (FAR), lot coverage, and/or building height, to promote a minimum "employees per acre" ratio. Mr. Enany talked about the three basic types of biomedical uses: 1) research and development, 2) medical services, and 3) medical manufacturing. Of these, he felt that the City of Downey could be most successful in attracting medical manufacturing and "niche" biomedical uses related to medical rehabilitation by building on the national recognition of Rancho Los Amigos. He stated the City needs to look at geographic competition for biomedical uses to further identify the other niche markets Downey can best fill. He doubted that biotech uses such as medical research and development were feasible in Downey, since the City is not closely affiliated with a university or research institution. "Biotech" industries are typically associated with cell biology and chemical research; not with mechanical or electronic research and manufacturing. SoCalBio advocates for all new development to include universal access as it helps support biomedical uses and development. Other development techniques that prove beneficial for biomedical uses is "flex" or convertible office space; that is, commercial space that is interchangeable between wet and dry laboratory space and offices. "Wet" laboratory space refers to laboratories where chemicals, drugs, or other material or biological matter are handled in liquid solutions or volatile phases, requiring direct ventilation, and specialized piped utilities (typically water and various gases). Special efforts should be made to establish incentives for medical laboratory space development and more business park/manufacturing- zoned areas with vacant or redevelopable land. Biomedical Facilities Overlay Zone May 2018 1 Page 11 0 CityofDowney CIVIC SOLUTIONS, INC. From a municipal standpoint, Mr. Enany stated that it is important for Downey to develop a "toolbox" of strategies to attract biomedical uses and job seekers. For example, one primary tool is to promote higher density, high-quality apartment homes close to transit, similar to that found in Irvine. Housing in the form of high quality condominiums, courtyard homes, and larger single-family residences also help to attract biomedical job seekers and businesses seeking to locate in areas with high quality housing options. The City's location near the planned Norwalk/Santa Fe Springs Metrolink Station can help facilitate this approach. According to Mr. Enany, the City already has a few key tools. These consist of the promotion of its centralized location between Los Angeles and Orange counties with affordable land costs. Also of locational importance, is being surrounded by four major freeway connections and the proximity to planned Metrolink commuter train stops. The City of Downey should pay special attention to local utilities and increasing capacity when necessary. For example, increasing water and wastewater capacity, which is typically a critical need for biomedical uses, may be required for some businesses or organizations. Fiber optic cable installation, such as that done by the City on Paramount Boulevard, has proven to be a very desirable attribute for site selection. It may also be a benefit to explore a potential collaboration with surrounding cities like Santa Fe Springs, Pico Rivera, Norwalk, and Paramount to address some issues better suited to regional responses. University of California, Irvine Medical Center, represented by Paul Da Vega, Senior Project Manager, and John Gilway, Executive of Governmental Relations. The University of California, Irvine (UCI) Medical Center is located in the City of Orange, and is consistently ranked as one of the nation's best hospitals. In addition, the UCI School of Medicine is ranked as one of the nation's top medical schools for research. The Medical Center is currently the only university -based hospital in Orange County, and currently does not have any formal partnerships with the City of Orange or biomedical companies. Hoag Memorial Hospital Presbyterian is a not-for-profit health care network based in Newport Beach, with two hospitals, 10 urgent care centers and seven health centers located in nine Orange County cities. The Newport Beach hospital is a 414 -bed general medical and surgical facility. According to Stephen Jones, Vice Chairman of the Board of Hoag Hospital, a "biomedical overlay" approach was tried in the San Francisco area to attract biomedical uses to Mission Bay, but the approach didn't work because it couldn't dislodge "solidified clusters" of biomedical uses located elsewhere in the region. He noted that biomedical companies follow where specialized physicians and medical researchers live and work, physicians follow hospitals, and hospitals tend to follow universities with medical schools and research. This may explain, at least in part, why a portion of Kaiser Permanente's planned Medical School moved to Pasadena, California. There is a higher concentration of physicians and medical researchers already living in that area. Biomedical Facilities Ov11 erlay Zone May 2018 1 Page 12 • r. CIVIC SOLUTIONS, INC. He also noted that hospital expansions and new medical centers are, in his experience, beginning to get "push back" from nearby residents who are concerned about such things as additional traffic and parking impacts. This is why appropriate zoning and development standards are so important to attract biomedical uses. The medical industry is becoming more specialized and diverse. He felt that Downey could succeed in attracting specialized biomedical uses area by building on its strengths. The City should focus on whether there is an "unfilled biomedical services niche" that it can fill. For example, the administrative and mail order pharmaceutical facility run by Kaiser Permanente may be a springboard for complementary uses. 4.2 City ZoningSurvey 4.2.1 Main Findings 1. There are several zoning tools that cities utilize to attract biomedical uses. Such tools are typically designed to meet the needs of the individual jurisdiction based on its biomedical goals, existing development patterns and the community's preferences on development character. 2. The most typical land use approach to encourage biomedical uses is to create a base zone that allows such uses "by right," that is, without requiring discretionary approvals. However, this approach also may allow competing or non -supportive land uses that could potentially discourage desirable biomedical uses. The most successful cities with biomedical clusters achieve a "synergy" by attracting both primary biomedical uses and supportive uses. It appears that this is best achieved through zoning which specifically encourages appropriate uses, while restricting uses that detract from the purpose of the zone. For example, all-inclusive industrial zones that also allow biomedical uses, generally do not result in successful biomedical clusters. 3. Two recent planning studies conducted in Downey City: the City's Imperial Highway Corridor Study and the Los Angeles County's Rancho South Campus Master Plan offer significant opportunities for expanding and intensifying biomedical uses in Downey. Initial estimates for the South Campus Plan alone indicate a possibility to designate about 40 acres across Imperial Highway from the Kaiser Permanente Hospital for eventual redevelopment of County facilities with biomedical uses. 4. A more specific approach that some cities use is a biomedical overlay that adjusts development standards of the base zone to provide additional flexibility for or reduce development costs of biomedical uses. 5. Overlay zones, or other zoning tools that allow biomedical uses in areas where the base zoning would not normally allow them, such as manufacturing, Business Park or commercial zones. The overlays may also provide incentives such as exceptions to building height limits, maximum lot coverage or flexible floor area ratios (FAR) based on numbers of patients or type of use. Biomedical Facilities Overlay Zone May 2018 1 Page 13 r CityofDowney CIVIC SOLUTIONS, INC.10 .. 6. The most consistent attribute of cities and counties with biomedical zoning is a focus on the uses permitted in the zones and their relationship to supporting institutions. 7. In areas that are nearly built -out, recent focus is on the appropriate relationship between biomedical (or light industrial) uses and existing residential development. 8. Some of the more unique zoning tools are in -zone density transfers and density increases based on the inclusion of certain uses. 4.2.2 Jurisdictions ith Biomedical Districts A number of local governments and regional planning agencies have either investigated or acted to adopt zoning measures to promote biomedical and other related uses. This section of the report is accompanied by two tables. Table 1 represents a snapshot of the main attributes of cities across the U.S. with zoning that allows, encourages or incentivizes biomedical uses. The second, Attachment 2, is a zoning comparison matrix that describes these attributes in greater detail. The matrix represents a range of options for biomedical zoning techniques to provide a complete picture of the "zoning landscape across the nation. These techniques range from industrial zones that provide the basic standards to allow biomedical uses, to zones that are designed specifically to incentivize biomedical uses. It includes a description of the zones' standards, development intensity allowed, availability of other incentives and major institutions that anchor the zone, if any. Table 1: Survey Cities' Zoning Attributes Bio11 medical Facilities Overlay Zone May 2018 1 Page 14 {CityofDowney CIVIC SOLUTIONS, INC. A few prominent biomedical "zones" in the U.S. are not included in the list; for example, Boston's Bioscience Corridor. This is because these "zones" are not the result of any direct city land use or zoning action. That is, they do not involve the application of public agency zoning or land use regulation. Rather, they rely heavily on local academic or medical institutions, networks of economic development incentives, or non-profit and private sector construction to create the space most needed by biomedical start-ups. These types of incentives are discussed in greater detail at the end of this section, as cities with successful biomedical zones tend to also provide other non -zoning incentives, as well. The most straightforward incentive is to adopt a base biomedical zone (comparable to Downey's H -M Zone) specifically to permit biomedical uses by right, plus accessory uses that are compatible with and supportive of the primary biomedical uses. In this method, the zone will include the entire geographic area where those uses are desired, along with the use and development standards specific to the biomedical industry. The zone will identify all permitted, and conditionally permitted uses allowed in the zone. Additionally, uses that are not seen as complementary can be discouraged by prohibiting them. The cities that best demonstrate this type of zoning are the California cities of San Diego, Irvine, Santa Monica, and Phoenix, Arizona, and Montgomery County, Maryland. These jurisdictions created zones that identify the biomedical uses to be encouraged and developed standards that contributed to the jurisdictions' desired development patterns in ways that met the needs of the biomedical industry. Phoenix's Biomedical Campus is an example of a successful, multi -faceted biomedical zone. The zone is comprised of zoning standards specific to the biomedical industry, and was augmented by financial incentives that created a comprehensive economic development package. Included in this report is an analogue study by the Concord Group that analyzes the City of Phoenix's Biomedical Campus, and evaluates the economic and employment impacts of the development on the City. Please refer to Attachment 3 for that study. Some cities set maximum FARs for biomedical uses to 1,0, or lot coverage to 30 percent to preserve smaller -scale compatibility, while other, more densely populated cities allow FARs up to 3.0 or lot coverage of 100 percent. Of the 16 cities with biomedical zoning surveyed, there was no identifiable pattern that emerged that suggested that most biomedical zoning was provided a substantial increase in the development intensity beyond similarly intensive commercial zones. The overwhelming similarity in the biomedical zones' mechanisms for incentivizing biomedical uses was in streamlined permitting of such uses, and the generally broad nature of those uses. Typically, biomedical zones allow a complete mix of bioscience -related uses, such as those described in the City of San Diego's Zoning Ordinance which allows manufacturing of biochemical research and diagnostic compounds to be used primarily by universities, laboratories, hospitals, and clinics for scientific research and "developmental testing purposes" and "biological, biomedical, and pharmaceutical products", and "scientific, engineering, and medical instruments." Additionally, cities allow compatible uses that have the effect of supporting, possibly even attracting biomedical uses. Typical types of compatible uses would be general office, restaurants and coffee shops, public transportation facilities, and service uses geared to biomedical employees. Biomedical Facilities Overlay Zone May 2018 1 Page 15 r; CityofDOwney CIVIC SOLUTIONS, INC. The second method to use zoning to incentivize biomedical uses is to develop general base zones that include standards that facilitate the development of biomedical using a more generalized approach. This approach can be seen in the City of Aliso Viejo, which has a focused industrial zoning geared to high-tech companies and corporate headquarters. However, within the industrial zones, the City fosters the development of uses critical to the biomedical industry, such as wet laboratory space. Finally, there are cities that have adopted zoning overlays that alter certain standards for an area's base zones. This method would typically identify a base zone that accommodates a broad spectrum of uses, such as commercial and industrial uses, but that on their own either do not allow or do not incentivize the development of biomedical uses. An overlay would then be applied to allow biomedical and other compatible uses. The overlay may also provide special standards for the incentivized uses above what the base zone allows. This would generally amount to an intensification of certain development standards, such as building height or an increase in the Floor Area Ratio. The City of San Francisco is a good example of this type of zoning incentive. hat city's Life Science and Medical Special Use District allows certain encouraged uses, such as Medical Services, Life Science Offices, and Life Science Laboratories are exempt from the City's FAR and height limitations. Jupiter, Florida's Biomedical Research Protection Zone is another example, which allows a 6 -foot increase in building height for each floor of the development that will have at least 20% wet lab space. Another type of overlay is San Francisco's Life Science Special Use District, located to encourage bioscience and biotech uses in proximity to the University of California, San Francisco (UCSF) campus at Mission Bay. The City is the epicenter of one of the most successful bioscience clusters in the nation. Included in this report is an analogue study by the Concord Group that analyzes the City of San Francisco's Kaiser Permanente San Francisco Medical Center Master Plan 2013-2022, and evaluates the economic and employment impacts of the development on the City. Please refer to Attachment 3 for that study. The City of Inglewood provides a unique example of an overlay. Its version is called the "Biomedical Enterprise Overlay." This overlay provides both an incentive for biomedical uses by allowing certain uses where they otherwise would not be allowed, while dis-incentivizing perceived competing uses by not allowing residential -only development. As discussed later in the section regarding the biomedical industry research, the City of Inglewood's overlay speaks to the delicate transition that is needed in more built -out cities between medical and residential uses. This overlay attempts to protect the residents' quality of life while maintaining competitiveness in attracting biomedical uses. While this is not typical in municipal zoning ordinances, the sentiment is often expressed, as it was in an interview with an administrator from Hoag Memorial Hospital in Newport Beach, who stated that "I do not expect there was any resistance to the hospital or its location when it was built 60 years ago since there was nothing around it. The resistance only comes now because neighbors do not like a hospital next to them...." It is difficult to predict the impact that a particular zoning incentive might have on a community when provided to the biomedical industry. In part, this is because no comprehensive study has been Biomedical Facilities Overlay Zone May 2018 1 Page 16 0 CityofDowney CIVIC SOLUTIONS, INC. undertaken to ascertain these effects. Also, information related to a particular incentive's effectiveness is contained in someone's personal experience, essentially a case study by city staff. While this type of evaluation can be very informative, especially from an implementation standpoint, there are problems associated with extrapolating this type of information to apply to another jurisdiction. However, it was identified during our research that cities with successful biomedical clusters typically have within their boundaries, or are associated with, research universities or hospitals. In addition to zoning mechanisms, cities wishing to attract biomedical uses can create an "enterprise" or economic development area that is typically tied to existing universities or large health centers. In conjunction with this, there can be financial incentives or business -support activities. The financial incentives can be anything from direct payments made to businesses that relocate, expand, or remain in the area, as is a signature of the City of Nashville's economic development portfolio, to waiving certain taxes or fees, as Oceanside, California has done. That city recently provided millions of dollars in tax breaks to incentivize one firm to relocate to the area. U.S. cities where the top biomedical hubs are located focus heavily on providing support services. These include the creation of on -demand laboratory and office space for entrepreneurial biomedical students or start-ups, public transportation facilities and land use plans that create entire micro - environments to attract the talented young professionals the biomedical industry needs to grow. In researching other jurisdictions that advertise biomedical/life-science/biotech "zones," it is apparent that to successfully create such zones requires a concerted focus on multiple characteristics of a city, if not a region. Many cities and counties, such as New Orleans, Montgomery County, Maryland, Marin County, California, and San Carlos, California, have spent resources, sometimes considerable amounts of money, to institute an incentive scheme only to find that the city was simply not well situated to successfully attract biomedical industries. Other cities, like Inglewood, California and Lyndon, Washington created biomedical base zones or overlays only to see no results. According to city staff, this outcome is a result of the complete absence of existing biomedical industry, research universities and hospitals. What is clear is that biomedical uses are highly sought after by many cities for their perceived economic benefits. By investigating the areas with the most densely populated biomedical clusters, it can be determined, generally, what attributes and characteristics are most often prevalent, thus determining the basic characteristics and incentives that appear most attractive to biomedical companies. 4.3 Biomedicalt tr s rc The following information represents the main findings of the biomedical industry research, which is composed of a review of relevant trade journals such as Site Selection Magazine, Urban Land Magazine, Practicing Planner, and Zoning News, a review web -based information, an analysis of the findings of current and applicable research papers, and information gathered from interviews with experts knowledgeable about the biomedical field and relevant economic development techniques. A more descriptive explanation of these findings is provided as Attachment 4. Biomedical Facilities Overlay Zone May 2018 1 Page 17 Main Findings CIVIC SOLUTIONS, INC. 1. In 2015, Battelle Technology Partnership Practice developed the Feasibility Assessment and Master Plan for Advancing the Bioscience Industry Cluster in Los Angeles County for the Los Angeles County Supervisors. The group proposed, and the County Supervisors have since begun approving, initiatives that make up the Los Angeles County Bioscience Master Plan. In a 2011 feasibility study referenced in the Batelle Group's analysis, one of the potential sites for a BioHub could be the former Rancho Los Amigos South Campus. 2. The competition to attract bioscience/bio-tech firms has increased over the recent decades. This competition has led to an understanding among private firms and public agencies that quality of life plays a major role in the decisions of employees regarding where they are willing to settle for employment in the biomedical industry. High-quality development is a crucial need for the biomedical industry due to the attraction of the younger generations of the workforce by cities that tend to locate in coastal areas and seek vibrant urban environments. 3. The success of large campus -style medical centers depends, in large part, on the local jurisdiction's ability to provide high-quality development, public infrastructure, access, and services. Additionally, redevelopment of existing facilities is critical to an ever-changing healthcare and biomedical marketplace. 4.- Connections between research facilities and the biomedical industry are very important. Biomedical clusters or "hubs" have traditionally been centered on academic research centers. Local governments desiring to foster the creation of new biomedical industry will need to facilitate this collaboration with local and regional institutions. 5. For many communities, concerns are being raised about the interface between medical uses and residential properties. Collaboration with the affected neighborhoods is critical for success. Ideally, cities can encourage biomedical uses on the periphery or in areas where they do not adversely affect residential neighborhoods and where they can grow outward. Or alternatively, encouraging biomedical institutions (e.g., hospitals, major research facilities) to disperse their operational units away from the main campus. Cities that are more generally built -out tend to have one option remaining, which is to provide the path for institutions to demolish obsolete buildings and grow vertically. 6. Collaboration between public agencies and the private enterprises that make up the contemporary life science industry will be one of the important keys to success in the years to come, with innovation districts consisting of high-quality housing options, good public transportation, retail opportunities, and office and research and development areas that work together being a key component. Biomedical Facilities Overlay Zone May 2018 1 Page 18 toi of CIVIC SOLUTIONS, INC, IN Section 5 — SWOT Evaluation Based on the research conducted by the Civic Solutions team, the following evaluation represents the City of Downey's strengths, weaknesses, opportunities and threats (SWOT) related to attracting biomedical uses. In conjunction with the information contained in this report, research on relevant demographic, economic, and employment data was used to develop the SWOT analysis. A description of the findings of this demographic, economic, and employment data is provided in Attachment 3. Strengths 1. Central location in Greater Los Angeles area. Downey's central location provides a good opportunity for biomedical uses that require access to multiple nodes in Southern California, from San Diego to Los Angeles. 2. Increasing venture capital spending in Los Angeles area. Los Angeles County has upward trending bio -venture capital investment $74 Million in 2016. 3. Highly -skilled workforce in Los Angeles County. Success of biomedical firms is highly dependent on availability of specially trained professionals, especially those with graduate and professional degrees. Downey is relatively close to schools with respected graduate programs (USC, UCLA, and UCI). 4. Existing hospital and biomedical -related industry in the City and County. An upcoming trend in the biomedical industry is the development of a signature complex that emphasizes an interconnected network of partnerships with biomedical firms. LA County has plans to expand its biomedical facilities in Downey, which may provide opportunities for public- private partnerships with other medical facilities. Ranchos Los Amigos Rehabilitation Center is highly regarded in physical therapy and prosthetics, which could lead to future development of research space. Figure 2-3: Rancho Los Amigos National Rehabilitation Center, major remoaei ona expansion, wlo Biomedical Facilities Overlay Zone May 2018 1 Page 19 El CityofDowney CIVIC SOLUTIONS, INC. 5. High tech infrastructure and utilities in place. Downey has made some strategic investments to maintain quality infrastructure important to the biomedical industry, such as high speed internet. 6. Three top research institutions (UCLA, USC, and UC Irvine) are located in the region. The presence of top research institutions are a positive sign for the Greater Los Angeles area, and will help foster investments in the region that Downey can take advantage of. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan. 1. Lack of research universities/ facilities inclose proximity. Relationships with high NIH -funded research institutions provide a key source of equity for biomedical firms. Downey lacks a major research institution within its boundaries but has the potential to partner with top NIH institutions, such as UCLA, USC and UCI. 2. Lack of vacant land for new development. Most biomedical development will be remodeling or new construction in previously developed sites in Downey, since there are no existing biomedical buildings. Downey is mostly built -out, which will generally require that existing buildings be demolished before new construction can begin, a cost that development in other cities on the periphery may not include. 3. Lack of commercial/industrial buildings to convert to "wet laboratory" use. Retrofitting lab space can be a high-up front cost and a big barrier for young biomedical companies, but can be alleviated through construction of new buildings that are readily equipped and meet strict requirements. 4. Lack of availability of venture capital funding, compared to other western U.S. metropolitan centers. Significant amounts of venture capital are required to support biomedical clusters in metropolitan areas. The amount invested in Los Angeles County is still significantly lower than other major U.S metropolitan areas such as San Francisco and San Diego. 5. Lower educated/trained workforce. Average graduate education level of Los Angeles County (7% of the population earned graduate degrees) is in line with San Diego (8% graduate degrees) and Orange counties (8% graduate degrees). Downey (4% graduate degrees) may need to attract additional qualified technical, research and medical job seekers from neighboring counties and cities if is to successfully expand its biomedical sector. This would, in turn, require that the City promote and to the maximum degree possible, expand its services, housing and quality of life factors that will attract highly educated and talented biomedical job seekers. Biomedical Facilities Overlay Zone May 2018 I Page 20 CIVIC SOLUTIONS, INC. 6. Few existing relationships with top research institutions. Alliances among major medical schools, existing companies, local government, and private ventures are needed to provide capital support and expedited entitlements for biomedical firms. Downey could face potential competition with existing alliances in nearby cities. 7. Distance to the region's established biotech nodes and existing traffic congestion. Downey's distance to major biomedical clusters in Southern California and traffic congestion limit the ability for synergistic, locational relationships with traditional biomedical companies and research institutions. Opportunities 1. Existing niche market for rehabilitative biomedical uses. The City of Downey has a world-renowned facility, Rancho Los Amigos that provides unique services that have the potential to contribute to the presence of a signature complex for the City. 2. The absence of strategic investment in new, critical facilities and technologies in other competitive markets. While biomedical uses are highly sought after across the nation, in the Los Angeles area there is a lack of an established biomedical hub, with development somewhat sporadic and not well unified. To a degree, this increases Downey's chances of becoming a biomedical hub. 3. The County of Los Angeles actively working to establish BioHubs around the County. Evaluations of potential BioHub sites include the Rancho Los Amigos facility. Figure 2-4: Historic building, formerly part of the Rancho Los Amigos National Kenaninrarion uemer; now, County of Los Angeles offices Biomedical Facilities Overlay Zone May 2018 Page 21 [a CityofDowneyCIVIC SOLUTIONS, INC. 4. Lack of "wet lab" space in Los Angeles County. Wet laboratory space is a critical need for a successful biomedical cluster. This type of development is typically more expensive to construct, and difficult to convert existing building. There are not many cities that specifically identify wet laboratories as a permitted use, making it unclear whether a city would permit it. Threats 1. Competition from other jurisdictions with established biomedical cluster, such as Irvine and Los Angeles. Alliances with existing companies, local government, and private ventures can provide capital support and expedited entitlements for biomedical firms. Downey could face potential competition with existing alliances in nearby cities. 2. Unknown saturation point of the market, within the state and nation. For decades the biomedical industry has been growing rapidly. There is very little research to indicate at what point the market demand will be met, or how close that point in time may be. 3. Decentralization of the Los Angeles area hubs and more movement to areas with available greenfield development potential. The trend in the Greater Los Angeles area tends to be construction of new facilities along the periphery in areas with available land to develop. Biomedical Facilities Overlay Zone May 2018 1 Page 22 Cayo[DownerCIVIC SOLUTIONS, INC. Chapter 3: Biomedical Planning Assessment Section 1 — Chapter Summary n this chapter, CSI evaluated the City's land use and development regulations and General Plan polices based on studies of cities that have established biomedical overlay zones and on the results of interviews with administrators from major biomedical facilities, universities, and trade organizations. Guided by this analysis, CSI has prepared a Biomedical Planning Assessment for the City. The Assessment is specifically tailored to help meet Downey's biomedical goals and is intended to serve as a "roadmap" for preparing detailed zoning map and ordinance amendments to implement zoning changes. SectionFindings City zoning requirements and development regulations. CSI analyzed the City's existing zoning districts, permitted uses and development standards with an emphasis on biomedical uses. Patterns and anomalies that could affect the feasibility of expanding or attracting biomedical uses to the City were identified. CSI paid special attention to potential zoning ordinance amendments that could make Downey even more "biomedical business -friendly," more attractive to biomedical and supportive uses and attractive to well-qualified biomedical employees. Major findings include: 1. The City's Zoning Ordinance provides a good framework to integrate a new overlay zone and other zoning amendments to incentivize biomedical uses. 2. New and amended definitions are needed to clearly describe the range and types of biomedical uses and health services as they operate today. 3. In general, the City's development standards allow for the scale of development that is typically associated with biomedical uses in many small to medium-sized cities with successful biomedical sectors. However, additional flexibility in key development standards is needed to attract biomedical uses, such as in floor area ratios (FARs), building heights, and setbacks. 4. The permitted and conditionally -permitted uses allowed in certain commercial and manufacturing zones should be revised to encourage biomedical uses and related supporting uses, and to discourage incompatible, obsolete or inappropriate uses in service commercial and manufacturing areas. For example, "Printing Shops, "Taxicab Stands," and "Motels and Hotels" may no longer make sense in the Commercial -Manufacturing zone, or "Auto Wrecking Yards," "Lumber Mills" and "Junk Yards" in the M-2 Manufacturing zones. General Plan Consistency. Anticipated zoning changes to permit and incentivize biomedical uses are not expected to create inconsistencies with existing General Plan policies. Nevertheless, we recommend that the General Plan's policies be amended to provide the legal and procedural Biomedical Facilities Overlay Zone May 2018 I Page 23 CIVIC SOLUTIONS, INC. foundation for the City's biomedical land use and economic development objectives. Recommended revisions are summarized below and described more fully in Chopter4, Implementation. 1. The General Plan Land Use Element's Balance of Uses, Livable Communities, and Growth Management Section policies should be amended to provide policy direction to incentivize and address the future impacts of new biomedical uses. 2. The General Plan Economic Development Element's Business Attraction and Retention, and Employment sections' policies should be amended to qualitatively address the economic costs and benefits of incentivizing biomedical uses and their potential impacts, particularly on adjacent residential neighborhoods. 3. The General Plan Land Use Plan should be amended to re -designate the area currently zoned "H -M" and designated "Office" in the General Plan to "General Commercial" to provide more uniformity and flexibility of uses. The Hospital -Medical Arts (H -M) Zone. The Hospital -Medical Arts (H -M) Zone accommodates and helps preserve a limited range of medical uses in two land areas totaling about 46 acres. The narrow range of permitted and conditionally permitted uses in the H -M Zone has the effect of discouraging the establishment of more diverse commercial uses in these areas. While H -M zoning appears to continue to serve its purpose (to protect medical services and related uses), it is too restrictive to achieve the City's broader biomedical objectives of today. To overcome the H -M Zone's limitations and address the City's desire to maintain and attract new biomedical uses, CSI recommends that: 1. A Biomedical Overlay Zone be applied to commercial, manufacturing, and other zones to accommodate primary and accessory biomedical uses. 2. A Biomedical Overlay Zone serve as the primary zoning tool to create the land use "synergy" that will attract the investment capital and labor force needed for a vibrant biomedical sector. The H -M Zone should be maintained but amended to allow a wider range of biomedical uses and more flexible standards that will be compatible with the Biomedical Overlay Zone • Biomedical Planning Assessment. The Biomedical Planning Assessment summarizes the recommended strategies to enhance the City's ability to retain, expand and attract biomedical uses, and related accessory and supportive uses. The intent is to make the City more attractive overall to biomedical uses and employees. Key recommendations are to: 1. Consider providing financial and industry -supportive incentives to increase the local concentration of biomedical employment and business opportunities. 2. Define biomedical sector business priorities and tailor fiscal, land use/zoning, and outreach/marketing strategies to reach targeted businesses, institutions, and investors. Biomedical Facilities Overlay Zone May 2018 1 Page 24 El CityofDowney CIVIC SOLUTIONS, INC. Section 3 — Zoning and Development Regulations Cities can choose from several zoning tools to attract biomedical uses. Such tools can be designed to meet the needs of the individual jurisdiction, based on its goals, existing development patterns, and the community's preferences on new development. Before the City considers adopting such tools, it is imperative to analyze current zoning standards. A key first step is to identify the most efficient method to integrate new regulations to achieve biomedical goals, avoid unintended consequences, and maintain General Plan consistency. CSI's analysis of the Zoning Ordinance and development regulations revealed a number or sections needing changes and/or additions. Starting with the Zoning Ordinance definitions, there is a need to describe the types and range of biomedical and health services -related uses as they operate in 2018. For example, there is no definition of "biomedical use." Similarly, other key medical and healthcare uses are undefined, such as those that describe clinical services like outpatient treatment, which differ from "medical offices" and "hospitals." Use Definitions. Establishing a more robust definition section that clearly differentiates medical, research and development, and biomedical uses will clarify the application of zoning standards to such uses and will prove essential in achieving the City's goals. Additionally, a more comprehensive description of uses will help identify those less desirable medical -related uses (in terms of their ability to attract well-paid Biomedical jobs), such as group -counseling centers and manufacturing of low - technology medical devices. These uses, although related to medical services, can displace and discourage the types of businesses with higher -paying biomedical jobs. For example, other cities' experiences suggest that uses that solely provide clinical services directly to patients, as opposed to biomedical research and development or high-tech Biomedical manufacturing, produce fewer high paid jobs and secondary sales. Zoning Development Standards. The commercial and manufacturing zone development standards provide a solid foundation for promoting redevelopment to accommodate new biomedical uses. The City's existing zoning development standards (i.e. setbacks, building height limits, etc.) are generally consistent with what is typically required in many comparable jurisdictions with biomedical sectors, and in some cases, are more flexible or permissive. For example, Downey provides height limits for commercial zones that are comparable to, or that allow several stories taller than, other Southern - California commercial zones in Carlsbad, Santa Monica, and Aliso Viejo that encourage bio- medical uses. Based on CSI's case studies of cities with successful biomedical zones, Downey's development standards generally do not require major changes and are unlikely to restrict bio- medical development. Zoning Ordinance Text Amendments. Limited, strategic Zoning Ordinance amendments may be desirable, however, to incentivize redevelopment, particularly for biomedical uses that have potential to create high -paying jobs. This need is underscored by the City's limited amount of vacant or underdeveloped land suitable for such uses. CSI does not believe wide-ranging increases in development standards to incentivize biomedical development are needed at this time. Such changes may be appropriate in the future, as part of a broader economic development program that the City Biomedical Facilities Overlay Zone May 2018 1 Page 25 CIVIC SOLUTIONS, INC. may consider following an initial start-up period for its new biomedical policies and programs. Incentives to facilitate redevelopment for biomedical uses should be considered on a case-by-case basis and tailored specifically for new biomedical development projects and their specific settings. For example, a tailored approach would be to create a "Biomedical Overlay Zone that expands a base zone's permitted uses and provides additional development predictability or reduces development costs for biomedical uses. Furthermore, since Downey is nearly built -out, the City should continue to protect residential areas near existing and planned biomedical growth areas. To a certain degree, this has alreadyoccurred as evidenced bythe reduced heights and increased building setbacks required for development adjacent to residential uses. To further maintain the desired character of these residential/Biomedical transitional areas, proposed amendments must be designed to incentivize desirable land uses and avoid unintended impacts to adjacent residential or commercial uses. Based on our evaluation of allowed uses in the commercial and manufacturing zones, we anticipate that zoning amendments will be required to: 1) broaden the range of permitted and conditionally permitted uses; and 2) improve the attraction of biomedical and related uses generally by allowing uses that support or are accessory to biomedical uses. For example, the H -M Zone does not allow many supporting uses allowed in other cities' successful biomedical zones, such as financial services, bakeries, and bars/taverns. Surprisingly, some uses that are closely aligned with biomedical uses, such as medical outpatient services, are not addressed; others that are permitted may no longer be relevant to the City's needs or goals and may be deleted, such as "Printing Shops" and "Taxicab Stands." While not exclusively biomedical in nature, accessory uses have proven essential in other cities to attract and retain desirable biomedical uses. The City's established zones are listed in Table 2. Table 2: Zones Established, City of Downey Biomedical Facilities Overlay Zone May 2018 I Page 26 CIVIC SOLUTIONS, INC. There is a lack of research universities/ facilities near the City, and opportunities to attract satellite university campuses, research facilities or vocational schools should also be included in any proposed zoning amendments. The Zoning Ordinance does not promote the types of uses that could help establish and support National Institutes of Health (NIH) -funded research institutions, which provide a key source of equity for biomedical firms. Any opportunities for Downey to facilitate the locating of a major research institution, or satellite campus, within its boundaries should be encouraged. Zoning Map Amendments. In reviewing the City's Zoning Map, one obvious feature that emerges is the location of medical -oriented use areas and related Zoning Ordinance use standards. When reviewing the H -M Zone (reviewed in greater depth elsewhere in this report), the land area zoned for such uses is quite limited, in terms of both visibility and acreage. The areas zoned as H -M are not large enough to attract new biomedical uses and are more likely to simply maintain the medical -related uses that currently exist. Zoning Map amendments are recommend to both expand the H -M zone and to apply the Biomedical Overlay (BIO), as shown in Figures 5 through 10. While a biomedical overlay zone can be an effective tool, it is also recommended that the base commercial, manufacturing and mixed-use zones be amended to accommodate biomedicaland accessory uses, where appropriate. Moreover, an area which is appropriately zoned and large enough to provide ample opportunity for major, new biomedical uses to relocate to Downey is an absolute necessity. As discussed in the City's Imperial Highway Corridor Economic Development Strategic Plan, some of that expansion area may be provided in four subareas along Imperial Highway within the City. One of the most promising areas is the Rancho Los Amigos subarea, including the master planned, 70 - acre "South Campus." Anticipated relocations of Los Angeles County offices to the South Campus are expected to free up about 14 acres from the vacated parcels along Imperial Highway for redevelop- ment within 5-10 years, plus additional acreage for bio- medical uses in the redeveloped South Campus area. It is necessary to look at all commercial and manufacturing zones, in addition to the H -M Zone, to increase the opportunities for "Biomedical synergy" to occur with a Biomedical Overlay Zone and to accommodate compatible biomedical uses. In this approach, a base zones' allowed uses or development standards could then be modified by the application of the Biomedical Overlay Zone. Specific incentives would then apply to allow greater flexibility for and encourage biomedical uses. Additionally, the Overlay could limit non -compatible or non -complementary land uses by restricting their location, size, and/or operational characteristics. In terms of ease of use, careful consideration must be paid to how a biomedical overlay is created. The Zoning Ordinance should be amended so that it generally maintains the established organization and Biomedical Faci11 lities Overlay Zone May 2018 1 Page 27 CIVIC SOLUTIONS, INC. overall intent of that document. However, certain aspects of an overlay's attributes should be prescribed in the commercial- and manufacturing -zone use tables to ensure an understanding of how an overlay and the base zones are applied and work together. It is necessary to provide additional "Intent and Purpose" sections within the commercial, manufacturing, and overlay zone sections. Updating these descriptions will establish context for the incentivized biomedical zoning standards and explain how to apply the overlay zone to the base zones. The overlay zone section should also include several non -zoning incentives, such as expedited planning or permit processing and possible fee reductions. These incentives can be tied to discretionary planning approvals to achieve their intent. Such incentives have proven effective in other jurisdictions to help reduce development costs and land use barriers to biomedical uses. Section sig As the City considers changes to the Hospital -Medical Arts (H -M) Zone and creation of a Bio- medical Overlay Zone, it is important to note that State law requires that zoning and general plans to maintain consistency with one another. To address this issue, CSI reviewed the City's General Plan to determine whether the anticipated zoning ordinance amendments could be accomplished within the framework of the existing general plan. Overall, we found the 2005 General Plan text to be very general in nature, with few references to biomedical -related uses or topics. Neither the H -M Zone nor a possible Biomedical Overlay Zone pose any direct inconsistencies with the General Plan's text, goals, policies and programs. Given the importance of biomedical uses to the City, CSB recommends that the City add additional policy language to support the City's bio- medical land use and economic development objectives. Preparing specific general plan amendments is outside of this project's defined scope; however, CSI recommends that City staff initiate the following amendments as part of a General Plan update or amendment: Land Use Element 1. Balance of Uses Section • Establish biomedical development goals and objectives in areas such as land uses, square feet of developed biomedical uses, and biomedical employment growth, and development of supportive biomedical uses such as education facilities and high quality housing and commercial services. • Describe how the overall mix of land uses is likely to change as biomedical sector expands (i.e., relocation of Government offices along Imperial Highway, continuing relocation of auto - related retail sales, expansion of lab and R&D type development along major transportation corridors). • The H -M Zoned areas are designated by the General Plan Office Commercial and General Commercial. The General Plan narrative contains language addressing biomedical uses under Office Commercial but is silent regarding these uses under General Commercial. Consider adding language regarding biomedical uses under the General Commercial heading. Biomedical Facilities Overlay Zone May 2018 1 Page 28 El CityofDowney CIVIC SOLUTIONS, INC, • Consider adding a paragraph on biomedical uses and refer to the locations, purposes and character of the H -M Zone and the Biomedical Overlay Zone. • Add a policy and/or program to maintain and expand biomedical uses. LivableCommunities Section • Consider adding a narrative about the existing major medical centers in the City and the City's desire to maintain and expand biomedical uses. • Add a policy and/or program to promote biomedical uses. • Add a policy and/or program addressing strategies to maintain compatibility between residential and biomedical uses. Growth Projections • Update City Growth Projections for residential and non-residential growth to reflect biomedical growth objectives. 1. Business Attraction and Retention Section • Add Strengths, Weaknesses, Opportunities' and Threats related to biomedical uses. • Add a policy and/or program to attract and retain biomedical uses. • Add a policy and/or program to provide incentives (e.g., financial, land use processing, flexible development standards, leadership). 2 Employment Section •: Add discussion of the value of biomedical employment. • Add a policy and/or program to promote Biomedical jobs.. General Plan Land Use Map and the Zoning Map One of the City's two H -M zoned areas (Downtown/Brookshire) is designated Office in the General Plan Land Use Map while the other (South Lakewood) is designated General Commercial. The City should consider whether both areas should be designated General Commercial to provide more consistency in allowed uses. Section Hospital -Medical The Hospital -Medical Arts Zone (H -M) is something of an anomaly among the City's zone districts. It covers about 46 acres, one of the City's smallest zones in terms of land area. It is also noteworthy for having one of the most limited list of permitted uses of City's zones. According to the Zoning Code, the purpose of the H -M Zone is "to provide for and encourage the orderly development of a wide variety of biomedical uses thatfacilitates the growth of businesses during all stages of the business cycle. It also allows professional offices, personal and professional services, and retail uses that are compatible with and supportive of uses permitted within the zone and with uses in adjacent zones." Biomedical Facilities Overlay Zone May 2018 1 Page 29 CIVIC SOLUTIONS, INC. The history of the H -M Zone is not clearly documented. From discussions with City staff, it appears the H -M Zone was established to specifically accommodate the former Downey Regional Medical Center (now known as PIH Downey) and a narrow range of related medical uses and assisted living facilities. The H -M Zone does not allowthe much wider range of uses allowed in the General Commercial (C-2) Zone or Downtown Area. Setting and Locations There are two clusters of H -M zoning, generally located in the central and southern commercial areas of the City. H -M Cluster #1, Downtown/Brookshire Avenue area, shown in Figure 3-1. It covers an area of approximately 37 acres, and is close to Downtown, Downey High and the Civic Center. The cluster also includes medical offices, parking lots, and houses. Principle uses and businesses in this cluster are: • PIH Downey, Emergency Hospital, and Pharmacy • Brookshire Medical Building • Downey Community Health Center • Brookshire Manor (Senior Residential Community) • Family Support Center Figure 3-1: H -M Zoning Cluster #1 Biomedical Facilities Overlay Zone May 2018 1 Page 30 CIVIC SOLUTIONS, INC. The second cluster, H -M Cluster #2 - South Lakewood Boulevard at Stewart and Gray Road, is in the south-central portion of the City, near the Downey Landing Commercial Center. The cluster covers approximately 9 acres, and is shown in Figure 3-2. Principal uses and businesses in this cluster are: • Lakewood Gardens assisted care facility, 12055 South Lakewood Boulevard • Lakewood Park Manor assisted living facility, 12045 South Lakewood Boulevard • Lakewood Healthcare Center, a 290 -bed nursing home, 12023 South Lakewood Boulevard Figure 3-2: H -M Zoning Cluster #2 Zoning Standards and Comparison with other Zones Of the City's six commercial zones Professional Office (C -P), Neighborhood Commercial (C-1), General Commercial (C-2), Central Business District (C-3), Commercial Manufacturing (C -M), and Hospital - Medical Arts (H -M), the H -M Zone stands out as the most limited, both in terms of permitted or conditionally permitted uses and in its narrowly focused purpose. Under H -M zoning, the following uses are permitted. _ . i • Restaurants, cafes, coffee establishments • Temporary Sales (Christmas trees and pumpkins) • Laundries (limited) • Medical and orthopedic sales Biomedical Facilities Overlay Zone May 2018 1 Page 31 0a. CIVIC SOLUTIONS, INC. • Medical Services (includespsychiatric and short term medical care and alcohol treatment centers) • Personal services • Pharmacies • Medical schools • Emergency shelters (up to 30 occupants) • Hospitals (not including convalescent hospitals and nursing homes) • Convalescent hospitals/nursing homes/assisted living facilities (subject to standards listed in Section 9422) • Senior citizen housing development • Single resident occupancy ("SRO" housing) • Restaurants, cafes, coffee establishments with alcohol sales • Hospitals/veterinary • Day care center, adult or child • Laboratories • Kiosks, permanent or temporary Laundries (unlimited) ® Utility distribution stations Ambulance service • Colleges, public or private • Private schools • Small wind energy systems • Wireless communication facilities Attachment 1 shows permitted and conditionally permitted uses for the City's commercial zones. Table 9.3.1 lists the City's established zone districts, for reference. Perhaps most significant about the H -M zone is not what uses are allowed, but rather, what uses are not allowed. Several uses that are accessory to and supportive of hospitals and medical services are not permitted or conditionally permitted in the H -M Zone. These include: • Offices (business or professional) • Hotels and motels • Public parking, surface lots and structures Passenger stations, bus and rail Schools — business, professional, trade, technical or vocational • Retail sales (drug stores, pharmacies, and florist shops) Public buildings and facilities (libraries, governmental buildings, police and fire stations) Biomedical Facilities Overlay Zone May 2018 1 Page 32 [a CityofDowney CIVIC SOLUTIONS, INC. Existing Land Uses and Consistency with Zone's Purpose With a few, minor exceptions, the existing H -M Zone uses and businesses are consistent with the Zoning Code's Allowed Uses. The dominant use in H -M Cluster #1 is the PIH Downey Hospital and related facilities, including Emergency Hospital, Pharmacy and related medical services, located at 11500 Brookshire Avenue. Other uses/businesses are: • Brookshire Medical Offices Building, 15411 Brookshire Avenue • Brookshire Manor 55+ Senior Condominiums, 11410 Brookshire Avenue • Downey Community Health Center, 8425 Iowa Street (198 -bed skilled nursing facility) • Office building, 8425 Iowa Street • Dwellings (house and duplex), 8306 and 8312 Iowa Street Surface and structural parking lots The exceptions, while probably not permitted under current zoning standards, are compatible with the primary hospital and medical services uses. Brookshire Manor Condominiums, which were built in 1991, are mostly 2-bed/2-bath floor plans of about 800-900 square feet. Townhouses and condominiums are conditionally permitted in the H -M Zone as part of a mixed-use project, however Brookshire Manor doesn't appear to be part of a mixed-use development. Additionally, the Brookshire Medical Building provides offices for professional medical services, even though the H -M Zone doesn't specifically permit "professional offices" outside of a medical center. The two older residences may have predated current zoning and are compatible with adjacent office uses. The H -M Zone has served a purpose by permitting a large hospital and related medical services and facilities to continue, and to minimize potentially competing or incompatible retail- commercial or industrial uses from encroaching into areas dedicated primarily for medical uses. In this context, the H- M Zone appears to have been effective. However, two other major hospitals, Kaiser Permanente Downey Medical Center and Rancho Los Amigos National Rehabilitation Center, are not located in the H -M Zone. Kaiser Permanente is located in the Downey Landing Specific Plan Area (SP01-1), and Rancho Los Amigos is located in a single-family residential zone (R-1). Conversely, the H -M Zone's narrow range of permitted uses may limit its usefulness and transferability to other areas where a more diverse, vibrant mix of uses is desired, or where a broader range of uses already exists. H -M Cluster #1's location near Downtown would support a wider range of uses, in keeping with the mixed-use, pedestrian -oriented character of Downtown. Retaining the H -M Zone designation without amending it would indicate the City wants to maintain the existing or similar mix of uses in these two limited areas. Land uses that were legally established (that is, that conformed to then existing general plan and zoning standards) but that no longer conform to current general plan or zoning standards are termed "legal, non -conforming uses." Non -conforming uses are typically subject to various zoning constraints, Biomedical Facilities Overlay Zone May 2018 1 Page 33 CIVIC SOLUTIONS, INC. such as amortization requirements or limitations on expansion or intensification of the use. This status can discourage investment or reinvestment in the property or result in relocation of the use. Rancho Los Amigos National Rehabilitation Center is technically, a non -conforming use due to its underlying R- I zoning. Given RLA's pre-eminent national and regional importance in medical rehabilitation and on its local importance to Downey's economy and biomedical growth potential, the City should ensure this other legal, non -conforming biomedical uses are made "conforming", as appropriate. For Rancho Los Amigos, the City should consider rezoning the property from R-1 to H -M and applying the Biomedical Overlay Zone. One of the key components in the City's work scope was to evaluate the role, design, location and effectiveness of the Hospital -Medical Arts Zone and to determine whether it should be modified, expanded, or eliminated, and if so, how. Based on this consultant's review of existing conditions, City objectives, and effective zoning strategies used in other U.S. and California cities, CSI recommends the following: Keep or Modify? The H -M Zone should be retained in its current locations, but modified to expand the range of permitted and conditionally permitted uses. Specific recommended changes are described in Chapter 4. Expand H -M Zone or Apply Biomedical Overlay? The City should retain the H -M zone, expand it to include existing biomedical uses as needed, and amend itto allow greater flexibility in attracting supportive or accessory uses. As currently designed, the H -M zone is not sufficient to attract the range of biomedical uses necessary to achieve the economic synergy the City seeks. While H -M zoning is effective in protecting a limited range of medical uses, its applicability is too limited to successfully compete with other Southern California communities also seeking to attract well-paid biomedical jobs. The City must instead take a broader, more comprehensive approach to land use by augmenting the H -M zone with a new "Biomedical OverlayZone" and applying it to selected Commercial and Manufacturing base zones throughout the City to create newor expanded "microcenters" for major Biomedical employers and employees, where appropriate. These centers should include a vibrant mix of medical, research and development, light manufacturing and the commercial services that support the principal uses. Figure 3-3 shows the City's Downtown Land Use Districts and core uses. Biomedical Facilities Overlay Zone May 2018 1 Page 34 M CIVIC SOLUTIONS, INC. ma Arl. SbA_it... FA& IL { ., 1...:..;r Mk Speab FL J J Snood SL sig ttYk 4Y t} tY �Yy��(!Y j#fY aisfi s��it�ttSY { }{#Y 4Y;'' S� }7}J it4 r Figure 3-3: Downtown r Use Districts Section Biomedical Plan In the research phase, CSI identified zoning strategies used by 16 small to large jurisdictions in the U.S. with established biomedical centers, such as Carlsbad, California and Lyndon, Washington. It also discussed the City's strengths, weaknesses, opportunities and constraints in successfully attracting and retaining bio -medical uses. This work phase focused on three tasks: 1) evaluating the City's zoning districts, General Plan policies and development regulations, 2) evaluating the role and effectiveness of the Hospital -Medical Arts (H -M) Zone, and 3) conducting an overall assessment of the feasibility of and strategy for expanding the City's biomedical sector. The results of that assessment are summarized in Table 3. The City of Downey is already a highly successful hub for health services in southeast Los Angeles County. It continues to attract one of the highest concentration of medical professionals and healthcare facilities in the state and intends to expand that role to encompass biomedical research, design and manufacturing. Table 3 summarizes the key issues, objectives and strategies the City should actively pursue to achieve this new expanded role. In effect, this assessment is a "road map." It Biomedical Facilities Overlay Zone May 2018 1 Page 35 CIVIC SOLUTIONS, INC. describes where the City is in terms of its ability to attract bio -medical uses, and what it needs to accomplish to be successful in that effort. Issue Q b'ective Strategy Biomedical Employment Raise number of persons employed in * Take leadership, along with local hospitals and Professional, Scientific, and Technical Cerritos College, Downey Adult School, USC, UC Services from 3% (in 2014) to 10% of Irvine, Loma Linda, and other biomedical total Downey employment by 2027. universities, to define employment and facility • Raise Downey median household income needs and to establish/expand health and bio - to at least 100% of LA County household medical internship programs. median income by 2027 (or at least 6%). • Consider providing financial incentives (tax Raise number of persons employed in incentives, fee reductions, or fast track permit Health Care and Social Assistance from processing to new health or Biomedical 23% (in 2014) to 35% of total businesses), tiered to number of new skilled or employment in 2027. professional jobs created. Sponsor 2018 Biomedical conference, in concert with Chamber and Biomedical trade associations (e,g,s,SoCalBio), to promote City as Biomedical and health hub, r of increased investment. Type of Bio -medical Uses Attract defined range of bio -medical uses, Define biomedical sector business priorities and with the following priorities: tailor fiscal, land use/zoning, and o Biomedical engineering. outreach/marketing strategies to reach the target * Biomedical research and design. businesses and institutions. * Biomedical testing and manufacturing. Restrict land uses that could detract from or • Biomedical education and trainin. frustrate City efforts to expand biomedical uses. Regional Setting and * Seek expanded partnerships with + Schedule meeting with Loma Linda University Alliances regional academic, health and officials to discuss expansion needs and feasibility. government institutions. Aggressively market City to academic institutions * Establish aggressive economic and targeted businesses seeking to expand into the development outreach. Southern California area. * Exploit proximity to existing Biotech * Work cooperatively with LA County to implement nodes to attract talent and start-up bio- the Imperial Highway Corridor Specific Plan. med businesses. * Establish ad hoc Biomedical Advisory Committee to serve as business and policy advisor and represent Biomedical interests at Citi Council. Access and * Improve regional access to and from * Review sidewalk and bike routes, transit routes and Transportation existing and potential bio- medical nodes, stops; ensure connectivity among existing and * Improve connectivity between rail and potential Biomedical nodes and corridors with the "Green" bus facilities and services. existing Lakewood Boulevard line Metro * Provide improved public transit (e.g., Rail Station linking Norwalk and Downey with LAX. shelters), bicycle facilities Support the proposed West Santa Ana Branch Corridor Metro line station in Downey linking the City (particularly the "South Campus" specific plan/Biomedical area) with Downtown's Union Station. Continue to monitor and strongly advocate completion of 1-5 corridor improvements. Expand multi -modal facilities along major streets, including bicycle facilities and pedestrian -oriented im rov rnents and landsc inc[. Land Availability * Increase area suitable for new or • Ado t Biomedical nuarinu Zone and a l to Biomedical Facilities Overlay Zone May 2018 I Page 36 [a CityofDowneyCIVIC SOLUTIONS, INC. Issue eco- a 13trategy expanded health services and biomedical appropriate areas where compatible with adjacent uses to at least 25% of City's non- uses and served by transit. residential land area. • Retain Health -Medical Arts Zone; consider • Encourage redevelopment of blighted enlarging Zone and amending it to allow supportive properties and non- conforming uses. commercial or manufacturing properties * ; Review and as necessary, revise Non- Conforming to biomedical uses. use provisions of Zoning Ordinance to encourage • Acquire and assemble parcels with redevelopment of non -conforming industrial uses biomedical potential. and to gradually transition to more complementary Identify sites suitable for "Wet Lab" manufacturing uses in the C -M Zone. space. Consider acquiring land for assembling key "Biomedical opportunity sites" to generate investment interest. Land Use Synergy # Establish diverse, mixed-use nodes near •; Amend Hospital -Medical Arts Zone to allow more biomedical nodes, including housing, diverse, supportive uses. services, restaurants, taverns and Support residential density bonuses for high quality brewpubs. apartments and condominiums in H -M, M -U, B -M • Increase restaurant, lodging and retail Overlay, and Transit -Oriented Developments sales tax receipts by 25% by 2027. (TOD). • Construct at least 500 additional Encourage walkable or bikeable facilities and pedestrian- and bicycle- transit -oriented services close to Biomedical job nodes, including residential development near transit intemet cafes, restaurants, pubs and taverns, centers by 2027. neighborhood grocery stores and personal and financial services. • Provide express bus connection between Downtown Downey and Biomedical 'ob nodes. Infrastructure • Continue to improve telecommunications Prepare 2018-2027 candidate CIP projects and networking infrastructure, including considering the need and suitability for expanded the fiber optics network. biomedical uses, particularly in terms of fiber optic network access. Community Values • Identify growth in health and Biomedical Prepare Community Whitepaper describing the employment as important community goals, benefits, and strategies to expanding health value. and Biomedical uses in Downey. Clearly describe how growth in health a Retain economic firm to identify specific costs and and Biomedical sectors will improve funding tools to achieve biomedical objectives, citizens' quality of life and help meet particularly infrastructure and land acquisition costs. community needs. a Hold series of town hall meetings to present ideas Achieve community consensus for and explain potential land use and zoning changes. expanding health and bio- medical Emphasize strategies for protecting and enhancing sectors in Downey by residential neighborhoods. imoular vote or another metric. Educational Factors Raise the number of persons with • Hold meetings with local school board and graduate degrees from 4% of City's total community college board to enlist support and set population to 6% by 2027. recruitmenVenrollmenVacademic goals. * Attract and expand local academic and • Include academictresearch institution vocational programs in heath science representatives on the City's Biomedical Advisory and biomedical professions. Committee. Through partnerships, attract NIH funding Initiate and/or assist health or Biomedical business to City. and institutions in Downey to secure research or teaching funding throu h NIH or other sources. Economic Factors Attract significant new bio- medical • Participate with SoCalBio and other key trade investment to Downey by 2027. associations to promote Downey as a regional _ Retrofit at least 500K sf of existin health services and biomedical hub. Biomedical Facilities Overlay Zone May 2018 1 Page 37 ElCityofDowney CIVIC SOLUTIONS, INC. Issue Objective Strate warehouse, manufacturing or office floor Work with private developers through public/private area to accommodate biomedical uses. partnerships and/or economic development Form a partnership with LA County to incentives to assist with land acquisition, establish a signature biomedical complex infrastructure improvements and development in the Imperial Highway Corridor area. incentives to attract and promote biomedical growth and employment. Facilitate conversion of existing warehouseand manufacturing space to "flex" space that can accommodate biomedical labs, research and manufacturing. • Create a City Council -sponsored "quick response" program to visit health and bio -medical businesses, identify needs and trends, and to improve communication and government and business cooperation. Zoning and Land Use Dedicate City goals, policies and Amend General Plan and Zoning Ordinance to programs to prioritize and incentivize establish a new Biomedical Overlay Zone, revise retention of health services and growth of development standards, procedures and new biomedical sector. definitions. Launch outreach program to identify the ax< Amend the Hospital -Medical Arts Zone to Biomedical importance and allow/encourage supportive uses. technological "challenge" based on City's • Amend/Update Zoning Map for consistency with historic technology role in aerospace. General Plan Land Use Map and specify areas of • Coordinate with bio-medical/academic biomedical nodes and corridors, and identify institutions, businesses, trade transit -oriented development areas. associations, prospective investors and # Provide Planning, Building, and Engineering others to help define City's incentives for expedited project review and • needs and strategies for bio -medical permitting for qualified biomedical development growth. projects. Make existing legal, non- conforming • Rezone Rancho Los Amigos from R-1 to H -M and Biomedical uses conforming, where apply Biomedical Overlay to the property. Identify appropriate. other legal, non -conforming Biomedical uses and amend the General Plan and Zoning Map as needed to ensure appropriate, compatible uses can continue as legal, conforming uses. Biomedical Facilities Overlay Zone May 2018 1 Page 38 EloityofDowney r1oll M-1 • CIVIC SOLUTIONS, INC. his chapter completes the Consultants' work to help establish a new "Biomedical Overlay Zone" for the City of Downey. It sets out Zoning Ordinance text, map and General Plan text amendments necessary to implement the new biomedical land use program. The recommended draft regulations and development standards work in concert with updated Commercial and Manufacturing Zones, including the Hospital -Medical Arts (H -M) Zone. The recommended amendments include new and amended Zoning Ordinance definitions to describe the contemporary range and types of Biomedical uses and health services, a new Biomedical Overlay Zone section of the Zoning Ordinance, revised "Intent and Purpose" of the Commercial and Manufacturing Zones sections of the Zoning Ordinance, updated and amended "Use Regulations" of the Commercial and Manufacturing Zones sections of the Zoning Ordinance, amended "Development Standards" of the Commercial Zones section of the Zoning Ordinance, and amended Zoning Map to include areas designated for the Biomedical Overlay Zone. SectionFindings The primary findings and recommendations in this section are: Zoning Amendments. Combining the research on the Biomedical industry and the zoning incentives provided by cities with successful Biomedical hubs, CSI developed amendments to the City's existing zoning districts, permitted uses and development standards to effectively encourage the establishment of new Biomedical uses, and the maintenance of existing uses. The major changes necessary to develop a successful Biomedical Overlay consist of the following: • New and amended Zoning Ordinance definitions to describe the contemporary range and types of biomedical uses and health services. • A new Biomedical Overlay Zone section of the Zoning Ordinance. • Revised "Intent and Purpose" of the Commercial and Manufacturing Zones sections of the Zoning Ordinance. • Updated and amended "Use Regulations" of the Commercial and Manufacturing Zones sections of the Zoning Ordinance. o Amended "Development Standards" of the Commercial Zones section of the Zoning Ordinance. • Amended Zoning Map to include areas designated for the Biomedical Overlay Zone. •= General Plan Consistency Amendments. CSI identified inconsistencies between existing General Plan land use designations and the Zoning Map. As recommended, the Biomedical Overlay zoning amendments do not create additional inconsistencies since the Overlay can be applied to all zones, including all Commercial and Manufacturing zones. However, Downey's General Plan policies Biomedical Facilities Overlay Zone May 2018 0 Page 39 0 oityofDowney CIVIC SOLUTIONS, INC. should be amended to provide the legal and procedural foundation for the City's biomedical land use and economic development objectives. Accordingly, CSI recommends that: • The General Plan Land Use Element's Balance of Uses, Livable Communities, and Growth Management Section policies be amended to provide policy direction to incentivize and address the future impacts of new biomedical uses. The General Plan Economic Development Element's Business Attraction and Retention, and Employment sections' policies be amended to qualitatively address the economic costs and benefits of incentivizing Biomedical uses and their potential impacts, particularly on adjacent residential neighborhoods. The General Plan Land Use Plan be amended to re -designate the area currently zoned "H -M" and designated "Office" in the General Plan to "General Commercial" to provide more uniformity and flexibility of uses. As part of Zoning Map amendments to implement the Biomedical Overlay and other changes, the City will also need to consider the need for GP land use amendments on individual properties. Specific GP land use designations for individual properties is part of project implementation and is outside the consultant's scope of work. Initial Environmental Study (CEQA). CSI prepared an Initial Study to evaluate the potential environmental impacts of the proposed zoning amendments to establish a Biomedical Overlay. This Initial Study determined that the proposed amendments would have less than significant impacts on the environment and that a Negative Declaration should be prepared in conjunction with the project. Objectives. The Biomedical Overlay uses four simple zoning tools to achieve several important objectives. First, it incentivizes and attracts new biomedical uses in a way that avoids creating legal, nonconforming uses. Second, it discourages less compatible land uses that could impede City efforts to attract and maintain biomedical uses. Third, it maintains consistency between the General Plan and Zoning Ordinance. And fourth, and arguably the most important approach, it creates an overlay zone that is clear, easy to understand, and easy for citizens, potential investors, developers, and City staff and decision makers to use. The first objective is to avoid creating nonconforming uses as a result of the new Biomedical Overlay. This objective is achieved by maintaining most of the current zoning regulations applicable to commercial and manufacturing zones. While some existing uses may create nuisances for some biomedical facilities (such as vehicle impound and storage yard and truck and trailer repair), the incentives provided in the Overlay are intended to offset the effects of such uses. In contrast, incentivizing redevelopment can have the unintended effect of increasing the land value of the nonconforming uses, thus discouraging the redevelopment of the non -conforming uses. Consequently, the proposed zoning amendments include the elimination of some uses listed as "permitted" or permitted subject to the issuance of a "Conditional Use Permit." However, most of these uses are obsolete Biomedical Facilities Overlay Zone May 2018 1 Page 40 CIVIC SOLUTIONS, INC. or consist of nuisance -prone heavy manufacturing uses that are incompatible with biomedical uses. An example of one of these uses is "cesspool manufacturing and sales." The second objective is to incentivize compatible uses and discourage land uses that would impede City efforts to attract and maintain biomedical uses. This objective is accomplished through Zoning Ordinance amendments that: 1) update several important definitions, such as "hospital", 2) create new definitions, and 3) revise the Zoning Ordinance's list of permitted uses to discourage less appropriate uses in the Biomedical Overlay, such as "group counseling," "wet laboratories," and "specialty hospitals." The proposed Overlay establishes new, well-defined uses, such as "biomedical uses" and "medical offices" that are permitted by right only in limited base zones (e.g., "Office", "Retail Commercial" and "Hospital -Medical Arts" zones). Biomedical uses are further incentivized through the application of the Biomedical Overlay to any base zone. This gives the City a new, highly flexible and effective economic development tool. The third objective is to maintain consistency among land use and planning documents. This involves a two -fold approach. First, the Overlay is included only in those documents where the City's other overlays and similar zoning objectives are discussed. This means that the Biomedical Overlay is not discussed in the General Plan or shown on the General Plan map, because those documents do not address overlays. The implication of this approach is that only very limited changes to the General Plan are necessary. Second, the Biomedical Overlay is integrated into the Zoning Ordinance in a way that maintains the organization of that document. The fourth objective is to create a user-friendly overlay. This is accomplished in two ways. First, most of the actual zoning standards for the Overlay are contained in the commercial- and manufacturing - zone use tables. This is due to the necessary integration of biomedical uses in distinct commercial and manufacturing zones, and the many compatible uses incentivized by applying the Overlay to those zones. Within the Overlay Zone section, an additional "Intent and Purpose" section explains why the Overlay is needed and how it's applied. Second, the Overlay section includes a number of non -zoning incentives affecting multiple aspects of business development process, located in one place to help incentivize new biomedical uses. To achieve these objectives and implement the new Biomedical Overlay Zone, CSI recommends the City adopt the following Zoning Ordinance amendments: Starting with the Zoning Ordinance's definitions, there is a need to describe the types and range of Biomedical and health services -related uses as they operate today. Establishing a more current and robust definition section that clearly differentiates health services, research and development, and biomedical uses will help citizens, business owners and developers understand and apply zoning standards and will be critical in achieving the City's goals. Additionally, more timely, detailed definitions will help identify those less desirable medically -related uses (less desirable in terms of their ability to attract well-paid biomedical jobs), such as group -counseling centers and manufacturing of low -technology medical devices. These uses, although related to medical services, can displace and discourage businesses with higher -paying biomedical jobs. For example, other cities' experiences Biomedical Facilities Overlay Zone May 2018 1 Page 41 CIVIC SOLUTIONS, INC. suggest that uses that solely provide clinical services directly to patients, as opposed to biomedical research and development or high-tech biomedical manufacturing, produce fewer higher paying jobs and secondary sales. New and amended definitions are provided in Attachment 1, showing the specific changes to the Zoning Ordinance. New Biomedical Overlay Section of the Zoning Ordinance To augment the H -M zone, CSB recommends that the City utilize a Biomedical Overlay Zone (BIO) to take a broader, more flexible approach to biomedical uses. This overlay should be applied to certain, appropriate Commercial and Manufacturing base zones throughout the City where biomedical uses are well suited due to their location, development potential, infrastructure, and existing uses. As shown in Attachment 1, the proposed Overlay begins with the creation of a new Section 9326 — Biomedical Overlay Zone — of Article IX, Land Use, of the City's municipal code. This section includes an "Intent and Purpose" statement that clearly defines the Overlay's objectives. Next, the proposed Section 9326 includes information about the permitted land uses and development standards. However, the majority of the overlay's zoning regulations are held within the Commercial and Manufacturing Zones' Use Tables (located in Sections 9314.04 and 9318.04, respectively). The purpose of this, as discussed in greater detail in the following section of this report, is to maintain a user-friendly format to inform developers, potential investors, the public, and City staff of the uses allowed on a particular property within the Biomedical Overlay Zone. The Biomedical Overlay is proposed to be applied to various Commercial and Manufacturing Zones and guide development of many land uses. Combining relevant development regulations in this manner will make the new regulations easier to find and use, and will help avoid confusion. CSI gave careful consideration to how the Biomedical Overlay integrates into the Zoning Ordinance to maintain its established organization and overall intent. With this approach, it becomes clear how the base zones' allowed uses or development standards are modified by the application of the Biomedical Overlay Zone. Specific zoning incentives or restrictions which apply to the base zones are easily obtained when perusing the zoning regulations for the Commercial and Manufacturing base zones. As discussed in the Biomedical Planning Assessment, the City should "Provide Planning, Building, and Engineering incentives for expedited project review and permitting for qualified biomedical development projects." The proposed Section 9326 includes specific incentives related to permit processing and approval timelines and costs for biomedical uses and related development. As an ancillary note to the new Biomedical Overlay Section, discussed here, modifications to the "Intent and Purpose" sections within the Commercial and Manufacturing Zone sections are also provided. While not directly regulating development, updating these descriptions will establish context for the incentivized biomedical zoning standards and help tie the intent of the overlay zone to the base zones. Biomedical Facilities Overlay Zone May 2018 1 Page 42 ElCityofDowney CIVIC SOLUTIONS, INC. The Biomedical Planning Assessment included strategies to encourage appropriate, compatible land uses by defining biomedical sector business priorities and by tailoring land use/zoning strategies to reach the target businesses and institutions, and restrict land uses that could detract from or frustrate the City's efforts to expand biomedical uses. Additionally, to attract a defined range of biomedical uses, land -use synergy should be encouraged by amending the Hospital -Medical Arts Zone to allow more diverse, supportive uses, and promote walkable or bikeable facilities and services close to biomedical job nodes. Land uses that encourage synergy include: internet cafes, restaurants, pubs and taverns, neighborhood grocery stores and personal and financial services. To accomplish the goals of incentivizing Biomedical uses and to incorporate the strategies identified in the Biomedical Planning Assessment, CSI evaluated the allowed uses in all Commercial and Manufacturing Zones. Based on this evaluation, the proposed Biomedical Overlay zoning amendments consist, generally, of the following: 1. Broaden the range of permitted and conditionally permitted uses allowed in the Commercial and Manufacturing Zones for parcels located in the Biomedical Overlay, and especially when in conjunction with a biomedical use or development. 2.- Help attract biomedical and related uses by allowing uses that support or are accessory to biomedical uses within the Commercial and Manufacturing Zones where ever they occur. The proposed amendments discussed in this subsection of the report are provided in Attachment 1, under Commercial Zone Use Regulations and under the Manufacturing Zone Use Regulations. They are shown in track changes format to illustrate the specific amendments proposed. The first modifications consist of revising the Use Regulation tables to reflect the new and amended Zoning definitions. Based on their ability to either help incentivize or detract from biomedical uses, the new definitions for land uses were identified as either permitted (P), conditionally -permitted (C), or not permitted (NP). For example, the new "Laboratory, Wet" land use was included in both the Commercial and Manufacturing Zone Use Regulations tables, and conditionally -permitted (C) in the most intense Commercial and Manufacturing Zones. It is proposed as "Not Permitted (NP)" in the remaining Commercial and Manufacturing zones, such as the neighborhood -serving Commercial Zones. CSI recommends placing the Biomedical Overlay development and use standards primarily within the Commercial and Manufacturing Zone Sections. To demonstrate how this is achieved, a good example is the placement of the new "Biomedical Use" definition in the Commercial and Manufacturing Zone Use Regulation tables. Within the most intense Commercial and both Manufacturing Zones, the use is permitted (P). Within the less intense Commercial Zones, the use is not permitted (NP). However, if the less intense Commercial Zones are part of the Biomedical Overlay, then the "Biomedical Use" is conditionally -permitted (C). This is accomplished by adding a note in the "Notes and Exceptions" column of the Commercial Zone Use Table that states, "Except for the C -M and H -M zones where the use is permitted (P), this use tate gory is conditionally permitted (C) in all commercial zones part of the Biomedical Overlay. See Section 9326. Biomedical Overlay Zone of this code." Biomedical Facilities Overlay Zone May 2018 1 Page 43 CIVIC SOLUTIONS, INC. This technique is applied to many existing and proposed definitions throughout the Commercial and Manufacturing Zones. This approach overcomes the limitations of some existing zones, such as the H- M Zone, which does not allow many of the supporting uses allowed in other successful biomedical zones, such as financial services, bakeries, and bars/taverns. It also allows for additional discretionary review to be placed on certain uses that could adversely affect existing biomedical businesses or the attraction of future ones. For example, under "Limited Location Uses (cont'd)", an addition to the restrictions on the subsequent uses states, "Businesses located in the Biomedical Overlay Zone require a Conditional Use Permit, unless specified otherwise under the "Notes and Exceptions" section." Other modifications are included throughout the Commercial and Manufacturing Zone Use tables, as necessary. These may be uses that are allowed but may no longer be relevant to the City's needs and may be deleted, such as "Cesspool manufacture and sales" and "Taxicab Stands." Or they may be an alteration to how and where the use is permitted. Modifications to the existing development standards are limited to the H -M Zone. While additional amendments may prove useful in the future, CSI does not believe wide-ranging changes to development standards are needed at this time. Such changes may be considered as part of a broader economic development program that the City may consider following an initial start-up period for the new biomedical policies and programs. However, as shown in Attachment 1, it is recommended that the street -side yard setback of the H -M Zone be reduced from 20 feet to 10 feet to improve the ability of the zone to provide more pedestrian -friendly, vibrant districts that have become a staple of successful biomedical hubs. This change will not alter the allowed floor area ratio (FAR) or overall site development potential, but will work in concert with the amended permitted uses (i.e. restaurants and cafes) to incentivize more vibrant work environments desired by professionals working in the biomedical industry. In reviewing the City's Zoning Map, it is noteworthy that the areas designated "H -M Zone" are quite limited, in terms of both visibility and acreage. The areas zoned as H -M are just too small to attract new biomedical uses and are more likely to simply maintain the medical -related uses that currently exist. To expand opportunities for biomedical uses to locate in areas conducive to these types of high- tech commercial and manufacturing uses, CSI recommends the following criteria be used to determine where to apply the Biomedical Overlay: 1. Zoning includes Commercial Manufacturing (C -M), Light Manufacturing (M-1), General Manufacturing (M-2), Hospital -Medical Arts (H -M), or more intense commercial designations. In areas with more intense Commercial zoning (C -M, for example), existing medical or medical -manufacturing uses is necessary. 2. Existing light industrial or commercial -manufacturing uses, preferably medical or biomedically related. Biomedical Facilities Overlay Zone May 2018 1 Page 44 CityofDowney CIVIC SOLUTIONS, INC. 3. Proximity to regionally- or nationally-recognized medical facilities, especially those identified in regional or state-wide economic development programs/plans (i.e. Los Angeles County Batelle Report). 4.- Proximity to other medical or technological services or institutions. 5. Lack of neighborhood-serving commercial uses, or high sales-tax generating regional commercial uses (such as automobile sales lots). 6. Access to major transportation corridors (freeways, major commercial thoroughfares), or distribution centers (shipping/receiving centers). 7. Location within identified planning areas with other economic development benefits/programs, such as the Imperial Highway Improvement Plan. 8. Area includes vacant land, or if developed, sites have low opportunity costs to redevelop or convert to "flex" space for biomedical lab or research uses. Low opportunity-cost redevelopment would occur on properties with minimally-profitable existing uses and inexpensive buildings with few mechanical/utility connections or structures (self-storage businesses, for example). 9. Capacity for campus-style development consisting of either an industrial/vocational campus or commercial/residential mixed-use campus. 10. Area provides space to transition between most intense site development/land use of a campus-style biomedical project and adjacent low-density residential neighborhoods. Ideally, the Overlay would be sufficiently wide enough to allow a stepping-down of building height and use intensity when there is lower-density residential nearby that may be negatively affected by a biomedical use. 11. Area provides a high level of infrastructure and utility services, such as water, electricity, natural gas, data lines, etc. The Citywide locations proposed for the Biomedical Overlay are shown in Figure 4-1, followed by more detailed maps of the five areas where the Overlay should be applied. Based on the above criteria, the following maps show the zoning areas proposed for the Biomedical Overlay. With the exception of a few locations, the overlay is generally proposed over Commercial Manufacturing (C -M), Hospital -Medical Arts (H -M), and Light Manufacturing (M-1) and General Manufacturing (M-2) Zones. There are certain exceptions to these criteria, one example being the proposed location of the Biomedical Overlay Area 3 (which includes a Neighborhood Commercial (C-1) Zone). Biomedical Facilities Overlay Zone May 2018 Page 45 Figure 4-1: Overview Of Recommended Hiornedicai uvermy zones Biomedical Facilities Overlay Zone May 2018 1 Page 46 M� CIVIC SOLUTIONS, INC. The Biomedical Overlay Area 1 encompasses the Rancho Los Amigos National Rehabilitation Center, a prominent fixture in the City's biomedical portfolio, and other parcels along Imperial Highway. The use is technically non -conforming due to its underlying R-1 zoning. Non -conforming uses are typically subject to various zoning constraints, such as amortization requirements or limitations on expansion or intensification of the use. This status can discourage investment or reinvestment in the property or result in relocation of the use. Given RLA's pre-eminent national and regional importance in medical rehabilitation and on its local importance to Downey's economy and biomedical growth potential, the City should ensure this and other legal, non -conforming biomedical uses are made "conforming", as appropriate. For Rancho Los Amigos, the City should consider rezoning the property from R-1 to H -M and applying the Biomedical Overlay. The Biomedical Overlay would ensure this important use is permitted and afforded any incentives allowed under the Overlay. Figure 4-2: Biomedical Overlay Area 1 Biomedical Facilities Overlay Zone May 2018 1 Page 47 BE= CIVIC SOLUTIONS, INC. IS Biomedical Overlay Area 2 Biomedical Overlay Area 2 primarily consists of the Downtown Medical Arts area, including the PIH hospital and related facilities. Figure 4-3: Biomedical Overlay Area 2 r Biomedical Facilities Overlay Zone May 2018 1 Page 48 M� CIVIC SOLUTIONS, INC. Biomedical Overlay Area 3 Biomedical Overlay Area 3 includes an "island" of Neighborhood Commercial 1(C-1) in the City's major southeast manufacturing area. To maintain consistency, this C-1 zone is included in the Overlay and will benefit from the additional incentives provided. Figure 4-4: Biomedical Overlay Area 3 Biomedical Facilities Overlay Zone May 2018 Page 49 CIVIC SOLUTIONS, INC.' Biomedical Overlay Area 4 Biomedical Overlay Area 4 includes Kaiser Permanente Medical Center and a large Manufacturing and Commercial area close to Imperial Highway and the 105 freeway. A portion of the General Manufacturing 2 (M-2) Zone is excluded. This is because the area is currently occupied by a City facility (Street Maintenance Yard) and Independence Park. Neither facility is currently a suitable candidate for redevelopment. In the future the overlay could be expanded if necessary to alter the allowable uses of these sites to incentivize biomedical uses. Biomedical Facilities Overlay Zone May 2018 Page 50 M� CIVIC SOLUTIONS, INC. Biomedical Overlay Area 5 Biomedical Overlay Area 5 consists primarily of former auto sales -oriented commercial areas along Telegraph Road. Figure 4-6: Biomedical Overlay Area 5 Biomedical Facilities Overlay Zone May 2018 A Page 51 CityofDowney CIVIC SOLUTIONS, INC.' Anderson, W., et al., Destination Medical Center. Strengthening Minnesota's Economy, retrieved from the American Planning Association Website: http://media2.planning.org/media/npc2016/presentation/s532.pdf BayBio, California Health Institute, and Price Waterhouse. (2011). California Biomedical Industry Report. San Francisco, CA. Biotech companies in San Diego & Southern California. (November 2016). BioPharmGuy.com. retrieved from: http://biopharmguy.com/links/company-by-location-southern-california.php Biotechnology Industry Organization. (2015). Bioscience Economic Development in the States: Legislation and Job Creation Best Practices. 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Biomedical Facilities Overlay Zone May 2018 Page 56 City of r.wney Municif.Code Article IX - • i • i i f dal&za M •' '�.ILI• Biomedical Facilities Overlay Zone May 2018 1 Page 57 diagnosis, care, or treatment of illness and injury or the prevention thereof, not including convalescent homes, sanitariums, and nursing homes. s ital l f ili i rhe .. h'alth nt' health ccar�`o�" � a r_ neu�� m_r.orc�vi SECTION 9144. "L" DEFINITIONS. .laiorato ` #� - laoato where d materials e#ectionics or lar e instrtmrnents are tested acid anal ped with li iced i ed services® Meclical OutRattent Servicer lttsitses or facilit rovidon rndical or health searies roore intensive than thoagl1p):ically provided he a Medical 0ffice use without the need for an overh as ` but not i#m#ted to idne dial sis hle oton ist services h sial theia rosthefics individual wellness, and health naintennce counselrt and ur ertf care. edict Cut tient ServiceLdoes not include eling services Jas those tern are defined in this section s SECTION 9150. "O" DEFINITIONS. Officeedical: facilit vuhere rndical rvice t icIl irtvtivin evaluations or'non-ener eri ocedures and their associated rn na etial administrative and clerica# functionsi are conducted on - Biomedical Facilities Overlay Zone May 2018 1 Page 58 this sectionL Excludes the overnight care of a patient. Chapter 3 - ZONES AND STANDARDS SECTION 9302. ZONES ESTABLISHED. To carry out the purposes of this chapter, as set forth in Section 9104 of this article, the City is hereby divided into seventeen (17) zones, to be known by the zoning symbols and classifications as shown in Table 9.3.1: Biomedical Facilities Overlay Zone May 2018 1 Page 59 Table 9.3.1. Zones Established 0 SECTION 9314. COMMERCIAL ZONES. SECTION 9314.02. INTENT AND PURPOSE. (a) The intent and purpose of these Commercial Zone regulations is to: (1) Provide appropriately located areas consistent with the General Plan for a full range of office, retail commercial, and service commercial uses needed by residents and businesses of, and visitors to, the City and region; (2) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; (3) Create suitable environments for various types of commercial uses, and protect them from the adverse effects of incompatible uses; (4) Promote the creation of vibrant and attractive cornrnercia districts desirable to rcfessionais worm in tFae hi' h tech and bomedial fields whije also rinirnixin o the impact of commercial development on adjacent, D ghbo hood- riente l residential districts; (5) Ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located; and Biomedical Facilities Overlay Zone May 2018 Page 60 (6) Ensure the provision of adequate off-street parking and loading facilities. (b) Purpose of the C -P Zone. The C -P Zone is intended to provide for the development of integrated office and professional areas wherein related types of uses and facilities may also be located. The provisions of this zone are intended to encourage the most desirable relationship of permitted uses and to provide a transition between more intensive commercial activities and residential areas. (c) Purpose of the C-1 Zone. The C-1 Zone is intended to provide for the development of limited neighborhood shopping areas situated adjacent to, or surrounded by, residential neighborhoods. These shopping areas are intended to serve only the limited need for convenience goods and services in their immediate locality and should fit easily into a residential environment without detriment to the character of the area. (d) Purpose of the C-2 Zone. The C-2 Zone 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. (e) Purpose of the C-3 Zone. The C-3 Zone is intended to provide for the development of intense commercial and service uses in the City in order to serve the broadest community and regional needs. This area will provide a wide variety of goods and services in establishments whose operating characteristics attract them to a central location in the City and which require good exposure in a readily identifiable and accessible setting. The provisions of this zone are designed to ensure that such activities will be compatible with abutting noncommercial development and to minimize any effects of older development, heavy traffic, or other operating characteristics. (f) Purpose of the C -M Zone. The C -M Zone is intended to provide a flexible range of commercial, wholesale, and light manufacturing uses that can be operated in harmony with each other and in a clean and orderly manner. The areas designated for the commercial and manufacturing zone are suitable for both types of uses in combination with each other or individually. The limitations imposed upon such uses are intended to control the intensity of use and effect upon surrounding areas. (g) Purpose of the H -M Zone. The H -M Zone is intended to provide for and encourage the orderly development of a wide variety of hospital andLio edical uses that facilitate the growth of businesses durin all sta es of the business cle. It also allows 'rofesslonal offices ersonl and rdfessiodal servicesand retail uses a a4 sefv - s that are compatible with and su ortilr o uses permitted within the zone and with usesdevetepmem in ad`ace zohes SECTION 9314.04. COMMERCIAL ZONES USE REGULATIONS. (a) Table 9.3.5 identifies the uses permitted in each Commercial Zone. If a use is not specifically listed on the table then said use shall be deemed as Not Permitted. Biomedical Facilities Overlay Zone May 2018 1 Page 61 (b) Uses that require a Conditional Use Permit are subject to the review requirements and conditions contained in Section 9824. (c) The "notes and exceptions" column of Table 9.3.5 indicates more precisely the use regulations for specific uses or operating characteristics. The notes and exceptions must be reviewed in conjunction with the other information for the class of use. (d) Certain permitted uses and uses requiring a Conditional Use Permit may be subject to special conditions regarding location, operation, or the design of the use. The sections of this article governing these uses are identified in the "notes and exceptions" column of Table 9.3.5. Table 9.3.5. Commercial Zones Use Regulations (P = Permitted NP = Not Permitted C = Conditional Use Permit) Automobile and Other Vehicle Saltie Services arra rel rnertt Automobile, light truck, and NP NP P P P NP"` Does not include broker motorcycle sales, new and/or wholesale offices Automobile, light truck, and NP NP C C C NP Subject to Section 9404 motorc cle sales,. used Automobile accessories and parts NP " NP P P P NP No repair facilities allowed stores Automobile paint and body NP NP P P P NP Only when on same site and in conjunction with a new automobile, light truck, or motorcycle dealershi Automobile rental a encies NP NP C C C NP Automobile repair NP NP C C P NP Permitted (P) in all commercial zones when on same site and in conjunction with a new automobile, light truck, or motorcycle dealership Automobile wholesale and broker NP NP C C C NP offices Carwash, full-service, self-service NP NP C C P NP Subject to Section 9406 and coin _operated Mobile homes/manufactured NP NP C C C NP home sales Recreational vehicle sales NP NP C C C NP Includes boats, trailers, campers, and other recreational vehicles Service stations NP C C NP C NP ` Subject to Section 9406; one tow truck may be permitted (P); outdoor storage of impounded or damaged vehicles is rohibited Truck and trailer sales NP NP C C C NP Includes heavy equipment. Subject to Section 9404 Towing services NP NP NP NP C NP Vehicle impound and storage NP NP NP NP C "NP and ~m* lities Overlay Zone Biomedical Facilities ..... _ _:_ ....�.�. ..... _...: _._ . ..rz�,.,, H.. _u - May 2018 1 Page 62 M loom Eatin and Drinkin Establishments Bars, yerga, ouos micro- NP NP C C C ry NP Accessory uses such as brewers tiff and drinks billiards, pool tables, darts, and game machines are also allowed, Bakeries NP P P P P NP Shall have retail com onent Liquor stores and other off-sale NP C C C C NP alcohol establishments isbrnen% cort#'d and Ddnklrt E$ r clubs NP 7PP C C NP Restaurants,cafes, coffee P P P P For C-P & H-M zones, use establishments shall not exceed 10% of gross floor area of building, with alcohol sales C C C C C C with drive-thru NP C C C C NP Subject to Section 9406 if drive-thru facilities are provided, with live entertainment C* NP C C C NP Outdoor seating/dining areas are subject to Site Plan Review in accordance with Section 9820 "The building housing a restaurant shall be a minimum of 100 ft. from the nearest residentially- zoned property, Financial; Professional Services and Office Uses Check cash NP NP P P P NP Financial services P P P P P NP Drive-thru window or drive-thru ATM requires a Conditional Use Permit C in anv zone. Offices Does not include new business and professional P P P P NP NP and/or used vehicle medical P P P P NP P brokers or wholesale offices Medical out accent services NP NP P P NP P General Commercial Uses Adult businesses NP NP C NP C NP Sub ect to Section 9402 Animal sales and services animal sales NP NP P P P NP boarding/kennels NP NP C C P NP feed and supplies NP P P P P NP grooming NP P P P P NP hos itals/veterina NP-- NP C C P C Arcades, rodeo aures NP- NP C C NP NP Biomedical Facilities Overlay Zone May 2018 Page 63 Auction house NP NP NP NP P NP Audio andvideo broadcastin NP NP C C P NP Includes recordin studios Biomedical Ise NP IVP NP NP P Banquet facilities, ballrooms, and NP NP C C C NP concert halls Lax 94tiepOWand photocopy P P P P P NP services BookbindinQ NP NP NP NP P NP Building/contractor supplies NP NIP NP NP P NP Includes equipment renting and leasing Cabinet making and carpenter NP NP C NP P NP sho s General Commercial Uses coot' Caretakers' residencesNP NP NP NP P NP Catering companies NP NP P P P NP Commercial recreation NP NP C C C NP Convention and exhibition halls NP NP NP C C NP Christmas tree and pumpkin sales P P P P P P Subject to Section 9420.14 Cyber cafes NP NP C C NP NP Day care center adult C C C C C C child C C C C NP C Dasa NP NP C C C NP Firework stands NP P P P P NP Sub ect to Section 9518 Food product manufacturing NP NP NP NP C NP Includes processing and storage; excludes lard, pickles, sausage, sauerkraut, and vinegar Fortune tellin NP NP C C C NP Funeral services NP NP P P P NP Hotels NP NP C C C NPLQ Janitorial SUDIPlies and services NP NP P P P NP Kiosks permanent C C C C C C tem ora or semi-permanent C C C C C C Laboratories,PM NP NP NP NP PC PC L bOr rie e NP NP NP NP C C Laundries limited P P P P P P unlimited NP NP NP NP C C Machine sho and tool re air NP NP NP NP P NP Massae therapy establishment NP NP C C C NP Metal stain in NP NP NP NP P NP Mail and shi pin services P P P P P NNP - Medical gaulawnlando4hopeft NP NP NP NP NP P Includes prostheses, sales Motels NP NP C C C --NP Sub'ect to Section 9412 Motion ioture reduction NP NP NP NP P NP Parkin — surfaceandstructure NP P P C P Passen er stations, bus and rail NP NP P P P C ..We Personal im rovement services NP NP I P P NP NP Bi11 omedical Facilities Overlay Zone May 2018 1 Page 64 Personal services P P P P _P NP Pest control services NP NP NP NP P NP Pharmacies NP P P P P P Gneraf C rn er iW Uses c n `d Plastic, rubber, packing NP NP NP NP P NP rnanufaciurin Plumbing, electrical, mechanical NP NP P P P NP sho sand services Printin sho s NP NP P P P NP Public utilitv offices P P P P P NP Rec clin collection center NP NP C C C NP Repair services, consumer NP NP P P P NP Repair of personal and household items, excluding automobile repair or items used rimarily for business RestauranYhotel supply and NP NP P P P NP services Research'' n Cevelo ent NP NP NP NP P C Rug cleanin tants NP NP NP NP P NP Schools, business, professional, GNPNP NP NPC C C trade, technical or vocational Schools, medical,_ C44P NP NP C —CNP P Bilk screening NP NP NP NP P NP Smoke, ci ar, hookahloun es NP NP C C C NP Swap meets & flea markets NP NP C C C NP Tannin' salons I NP NP C C C NP LandsC NP in ,.man Textile, clothufacturin NP NP NP NP P NP Tutorin centers,--- NP NP C C C NP U holste , re-u holste NP NP NP NP P NP Utilit distribukion stations C C C C C C Wedding chapels NP NP P C P NP Does not include churches and other places of religious worshi Welding shops NP NP NP NP P NP Conditional Use Permit (C) required if less than 200 feet from any Residential Zone Wood products manufacturinq NP NP NP NP P NP Other Uses Ambulance service NNP NP NP NP C C Auction house NP C C C C NP Churches and other places of C C C C C fzNP Does not include wedding reli ious worship chapels C G C Gonvalleseent4woWa4m"D G O P &Ajed4iGA� sf d (Moved under Residential section Cultural institutions C-- C C C C GNPI �: her Uses cont"+�) Biomedical Facilities Overlay Zone May 2018 0 Page 65 Biomedical Facilities Overlay Zone May 2018 Page 66 Biomedical Facilities Overlay Zone May 2018 1 Page 67 (a) Specific Development Standards. Table 9.3.6 identifies the development standards for all of the Commercial Zones. Biomed - ical Facilities Overlay Zone May 2018 1 Page 68 Lot area - minimum s oars feet 6,000 6,000 10 000 10,000 87,120 6,00 Lot width;- minimum of de th - minimum Floor area ratio -maximum lots 87,120 square feet or greater NA NA NA NA 0.60 NA lots under 87,120 s uare feet NA NA NA NA 0.50 NA Lot covera e -maximum ercent 50 50a 50 50 NA 50 Building height - maximum (feet or stories, 75feetor5 20feetorl 45feet or3 105feet or 150feet or 75feet or5 whicheverLis lesJsb ries stories 7 stories 10 stories stories Yard setbacks - minimum (feet) fronto 10 20 15 NR 20 10 rear abutting a residential zone 46 46 46 46 46 46 abutting nonresidential zone 15 15 15 15 15 15 side interior abutting a residential zone 46 46 46 46 46 46 abutting a nonresidential zone 5 5 NR NR NR See note street (abutting major roads), d 10 20 15 NR 20 910 street (abutting all other streets) c 5 5 5 5 15 2010 Building separation - minimum n fe�et.. 20 0 20 20 20 20 , Air conditioning, mechanical roof and utility Subject to Section 9504 e ui en. rotectionsstandards Subject to Section 9516 -Environmental Graffiti controlter 10 of Article IV of this Code Landsca in , li htin ,and walls Sib'ect to -Section 9520 tonconformin uses, lots, and structures Sub'ect to Section 9410 Off-street ark! Si ns Sub"ect to Ohapter Site lett review Subect o Section 9$20 Trash enclosure to Section 9528 Y!sibilitSub'etSections _§.t��ect 9520 and 9534 Wireless communication facilities Sub°ect to Section 9426 Notes: a A mezzanine may be permitted in the C-1 Zone provided it does not exceed thirty (30) percent of the square footage of the ground floor area. b When abutting the R-1 and R-2 Residential Zones, variable height limitations shall apply in accordance with Section 9534.24. C Parking not pen-nitted in the front or street side setbacks. d Major streets are defined as major, primary, and/or second arterials, as identified in the General Plan. Side setbacks shall be five (5) feet for the first and second floors; ten (10) feet for the third and fourth floors; and fifteen (15) feet for the fifth floor. NA = Not Applicable NR = No ReOuirement Biomed - ical Facilities Overlay Zone May 2018 1 Page 68 (a) The intent and purpose of these Manufacturing Zone regulations is to: (1) Provide appropriately located areas consistent with the General Plan for a broad range of manufacturing and service uses; (2) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; (3) oriented residential r " districts. (b) Purpose of the -1 Zone. The M-1 Zone is intended to provide an orderly development and grouping together of light manufacturin and a o nate biornedical uses that facilitate the rowth of businesses dorin ali sta es of the business c cle uses in harmony with each other and the rest of the community. The provisions of this zone are designed to ensure that such uses will be protected from inharmonious uses and to minimize the undesirable effects of heavy traffic or other operating characteristics. (c) Purpose of the -2 Zone. The M-2 Zone is intended to provide for the orderly development of general manufacturing, research and development, wholesale and distribution, warehousing, oioredicai uses that facilitate<the o h of trusinesses dorin all sta es of toe husioess c ale ; and other compatible uses within the community. The provisions of this zone are intended to ensure that industrial development will be protected from intrusion by inharmonious uses, that it will be provided with adequate space and accessory facilities, and that abutting non -industrial areas will be protected from potential conflicts with industrial development. SECTION 9318.04. MANUFACTURING ZONES USE REGULATIONS. (a) Table 9.3.9 identifies the uses permitted in each Manufacturing Zone. If a use is not specifically listed on the table then said use shall be deemed as Not Permitted. (b) Uses that require a Conditional Use Permit are subject to the review requirements and conditions contained in Section 9824. (c) The "notes and exceptions" column of Table 9.3.9 indicates more precisely the use regulations for specific uses or operating characteristics. The notes and exceptions must be reviewed in conjunction with the other information for the class of use. (d) Certain permitted uses and uses requiring a Conditional Use Permit may be subject to special conditions regarding location, operation, or the design of the use. The sections of this article governing these uses are identified in the "notes and exceptions" column of Table 9.3.9. Biomedical Facilities Overlay Zone May 2018 1 Page 69 (P = Permitted NP = Not Permitted C = Conditional Use Permit required subject to Section 9824) Manufacturing Uses Biomedical Use P P Electronics P P Includes electrical and related parts, appliances, devices, en Ines, motors, televisions, radios Food products P P Includes ice; excludes lard, pickles, sausage, sauerkraut, and vine ar E ui ent. in rumen n edical! ental P P Includes electronic, medical and dental tools, ros etics rotlucts antf corn ' Hants 6 Bente recision, measurin Office and related machine P P Includes audio and visual machine , computers Pharmaceuticals P P Includes cosmetics, drugs, perfumes, toiletries Laboratories d P P e rr ta6 mh Laboratories w C C Finished products P P From the following product types: canvas, clay, cloth, cork, felt, glass, leather, paper, plaster, plastics, stones, textiles, wood, and yarns Heavy manufacturing NP C Includes asphalt and products; brick the and terra cotta (clay);' babbit metal; bleaching powder; building blocks; celluloid; concrete and products Services Adult businesses C C Sub`ect to Section 9402 A liance re airs and service P P Animal sales and services animal sales P P boarding/kennels C C feed and supplies P P grooming P P hos italslveterira P P Auction house C C Automobile rental C C Automobile, ti ht track, and motorcycle repair P P A4} °rininand photocopy P P services brewoubs O Carpet 299ru cleanin P P Catering establishments C C Cold store a tants C C Cleaning,and d ein P P Electro lating C C _ Financial services P P Drive4hru or ATM requires a Conditional Use Permit (C) in an zone Freight terminals truck terminals C C Fumigation contractors P -- P Kiosks permanent C C tem ora or semi- ermanent C C - Laundries limited P P unlimited P P Machine sho sand tool re air P P Metal fabrication P P Requires Conditional Use Permit (C) if within two hundred 200 feet of a residential zone Newspaper printin and ublishin P -: P Biomedical Facilities Overlay Zone May 2018 1 Page 70 Offices hoes not include new and/or used vehicle brokers or business and professional P P wholesale offices medical C C Pest control operators and services P P Plumbing, electrical, mechanical shops and P P services = Printin , enavNn, lithographing} and ublishn P P Public scales P P Rec clip collection center C C Refri station re airs and services P P Res arch and Develo ent P' Restaurants, cafes, coffee establishments P P Subject to Section 9406 if drive-thru facilities are with alcohol sales C C provided. with drive-thru C C Outdoor seating/dining areas are subject to Site Plan with live entertainment NP NP Review in accordance with Section_ 9820. Rug cleanin /ants P P Service stations C C Automobile and truck Silk screenin P P Swa meets and flea markets P P Technical, trade, or vocational schools P P Tire retreading NP P Wholesale, Storage, Distribuflon, and Warehouse Use (Businesses using compressors and fixed motorized equipment require a Conditional Use Permit Parcel delivery terminals P P Refri eration lant P P Self -storage, mini -storage, mini -warehouse and C C Subject to Section 9416 recreational vehicle storacie Stora a facilities P P Storage yards P P Includes building materials, fleet storage, lumber yards, machinery rental, trucking yards and terminals, transit store e, road e l ment Warehouse P P Flammable, chemical, or other hazardous material storage re wires Fire DeDartment a royal Wholesale offices for automobiles, motorcycles, C C and trucks Wholesale brokers, jobbers, dealers, distributors, P P warehouses, stora e Lnnited Location Uses cant'd Must be located at least two ihundred' 200 feet or reater from Residential Zone. Assernbl lents P P Automobile and truck alnt and boo P P Bakeries P P No retail is permitted, Dottlin Tants and bottle makin P P Can manufacturing_ P P JG eN-12 R Crate manufacturingand sales P P Foundries, aluminum electric or lowpressure) NP P Furniture manufacturin <and assemtI P P Machine sho s P P Rubber processin NP P Raw rubber metting not allowed Soft drink manufacture and bottlin NP P Truck and trailer re air P P Biomedical Facilities Overlay Zone May 2018 1 Page 71 Cement bulk storage silos Dairy product manufacturing and warehousing Ambulance service Audio and video recording studios Automobile tow storage ards Blast furnaces ~Boiler sho s or services | Commercial recreation (ma�Utility distribution stationsElectrical generating stationsFireworks stands,fqgqs and foundriesGranite and maHumane society (pounds)Junk yardsLumber millsPublic utilities Small wind eneMyN�tems Television and radio stations Wireless com�un�c-ationfadl Hum NP P Must be located five hundred (500) feet or greater from Residential Zone P Manufacturing must be located five hundred (500) feet or areater from Residential Zone � C Includes impound yards NP C C As defined in Section 911�6- NP P P Includes transmission substations N P includes transmission substations, energy support facilities, fuel cells, microwave radio stations NP C NP C NP C NP C NP C NP C For waste sorting and processing. NP C NP C NP � h' +fit neve an o used develo merif a kation for a j e rirnaril iomedi al de relo went enorn asses rnore than one lase zone corisistin of ornrraerial and anufaturin the follorin shall a I `the nermitted uses and the devel rra nt standards for each lase zone shall be annfirah e within the boundaries of each zone; hrdu h the bite flan e ie v mess the lar raer rrmd a ply the .ftp j g derelo rnent and use stdndards for an zone coerin a ortion theo Deed develo rnent site to the entire development site, regardless of zonings if the entiieevelcr rtaentF..t. and occu r " dd not eeed those hih varuld tae errnited if the land area of each zone were devel ed se' aratel here a conflict in re ultions occurs the re ulations s eified in this section shall a l a bars taverns uhs rdicra oreeries vo food and drink h konventionand exhibition halls LcLlParks and recreational failiies; Biomedical Facilities Overlay Zone May 2018 1 Page 73 SECTION ®10. Biomedical Facilities Overlay Zone May 2018 1 Page 74 Biomedical Facilities Overlay Zone May 2018 1 Page 75 Biomedical Facilities Overlay Zone May 2018 I Page 76 Zoning i Name of General ZoningDevelopment Local Facility city zone(s) ` Description Intensity Other Incentives ` Attractions Aliso Business BP -1 provides business Max. FAR 1.0 None specified. Aliso Viejo has an Viejo, CA Park 1 (BP- and employment emerging professional 1) District "generating development, cluster primarily made of including a range of light corporate headquarters industrial uses and and high-tech (including supporting offices and bio -science) companies. services. The city advertises a Business BP -2 provides a more Max. Height 45 ft. ''strategic location," Park 2 (BP- intense range of industrial, "highly skilled 2) District research, and workforce," "state -of -the - manufacturing uses such art office space," newer as "wet" laboratories. infrastructure, "low taxes and fees," and a good jobs -to- housing balance. Carlsbad, Hospital H-0 provides for the Lot coverage varies None specified. Carlsbad has an CA Overlay (H- development of hospital between 50% and 75% emerging bio -science 0) facilities, a method where depending on type of cluster. Recent studies they may be developed in parking provided. show the city attracts the existing zones. Max. Height 35 ft. most start-ups in the region. Planned P -M allows the location of Max. Lot Coverage Bio, Tech, and Beyond Industrial business and light industrial 50% Max. Height 35 Life Sciences Incubator (P -M) uses primarily consisting of ft./ 3 stories Innovate 78 Regional research and/or testing, Economic Development compatible light Program manufacturing, and business and professional offices. Inglewoo Medical Applies to particular Max. Lot Coverage None specified. While the city has one d, CA Enterprise Residential -Medical (R -M) 70% large hospital facility, Overlay and Commercial (C-2) Max. Height 75 ft. there is no emerging Zone zones to allow hospitals, bioscience business convalescent facilities, Additionally, the cluster. medical clinics, medical overlay specifies most `Centinela Hospital laboratories and other development Medical Center pharmacies with a special standards including use permit. setbacks, parking, landscaping, design, etc. Irvine, 5.5 Medical This zone allows Max. Lot Coverage The City of Irvine does University of California, CA and biomedical/high technology '50% not provide direct Irvine Science uses, health care facilities Max. Building Height — 'financial incentives to 2,700 -acre Irvine and related businesses, medical research and Generally None. Over businesses moving to Irvine. The cit y does Business Complex education, general research 200' requires approval provide a high quality of 183 -acre University and development, and light from FAA. life, high-level business Research Park manufacturing and Sub -Area Height opportunities, high- John Wayne Airport assembly in one master Limits: 5.5A —120' skilled local employees, < The Vine, business planned area.public 5.5B — 50' education incubator support, newer infrastructure, and one EvoNexus, non-profit Biomedical Facilities Overlay Zone May 2018 1 Page 77 Name of General Zoning Development Local Faciiity City ones Description Intensity; Other Incentives Attractions of the safest cities in the venture- capital network nation. Jupiter, Bioscience The Overlay provides for The base zone None specified. Palm Beach County, FL Florida Research the development of controls development is home to a cluster of Protection bioscience research and intensity, except that a life- science businesses Overlay biotechnology uses which building may exceed anchored by the Scripps are expected to be the maximum height Florida Research attracted to Northern Palm for the zone by six feet Institute and the Max Beach County due to the for each floor of the Planck Florida Institute location of the Scripps building which contains for Neuroscience. Florida Research Institute more than 20 percent Florida Atlantic at Florida Atlantic of gross floor area of University University's Jupiter wet lab space. University of Miami Campus. West Palm Beach VA JFK Medical Center - North Campus Lyndon, Medical The purpose of the Medical For sites of at least 8 None specified. Lynden, WA does not WA Services Services Overlay is to allow acres: have a local university of Zoning for additional uses inMax: Lot Coverage any major research Overlay certain zones, such as 60% hospitals. There are not Medical and health care many biomedical -related uses including hospitals, Max. Height 45 ft. uses in the vicinity. outpatient clinics, continuing/long term care services, hospice services, laboratories, medical research facilities, etc. MangoniaBioscience The purpose of the overlay The overlay does not The overlay provides for The City is part of a Park, FL Overlay is to encourage bioscience provide additional "expedited review and larger cluster of sites research and biotechnology development intensity permitting processes" to located throughout business, and discourage ', beyond the base zone. encourage bioscience various municipalities residential development. and biotechnology uses. and the northern portion of Palm Beach County, called the Bioscience Land Advisory Protection Board. Montgom Great The zone provides Max. FAR 1.5 No specific financial 1 The area is home to ery Co., Seneca Life increased development Max: Height 150 ft. incentives provided. multiple university MD Sciences intensity for medical and The project is satellite campuses and Corridor biotech uses. In -zone density essential) a regional Y g count wide business county-wide the plan hinges transfers permitted. plan, relying on state incubation NPOs, the on a Staging Element, funding to provide the Business Innovation which allows property transportation growth Network in place to help owners to apply for funding necessary to facilitate new start-ups increased development ensure sustainable and entrepreneurship. intensity limits after certain development, in an Johns Hopkins criteria are met, specifically otherwise developed University- Montgomery increased public area. County Campus transportation facilities, Adventist Healthcare which have yet to be University of Maryland funded. Walter Reed National Military Medical Center Biomedical Facilities Overlay Zone May 2018 1 Page 78 .. ...... Biomedical Facilities Overlay Zone May 2018 1 Page 79 Name of General Zoning Development Local Facility city zone(s) Description intens/ ' Other Incentives ` Attractions Oakland, Industrial "Research and Max. FAR 2.0, 3.0 with None specified; Health care and life CA Zones (CIX- Development Industrial CUP sciences are identified 1A, CIX -1 B, Activities" include�� ' Max. Height 85 f#. as a growth sector in the CIX -1C, biotechnology firms, clean- city, with a specific and CIX- tech"/energy, Business Development 1 D) allow environmental, electronic staff that works with general research firms, or business owners to industrial pharmaceutical research capitalize on growth uses and laboratories. opportunities and "Research address challenges to and growth. Developme University of California, nt Industrial Berkeley Activities" UCSF Children's Hospital Alta Bates Medical Center Highland Hospital Phoenix, BioMed The BioMed area allowsMax. Lot Coverage The city -owned Phoenix University of Arizona AZ Character hospitals, laboratories, 100% Biomedical Campus Cancer Center Area research facilities, and Max. Height 310 —425 '(PBC) is a 28 -acre Biosciences Partnership clinics, and related uses. ft urban medical and Building bioscience campus planned for more than Arizona Biomedical six -million square feet of Collaborative Building I biomedical -related Bioscience High School research, academic, and clinical facilities. Poway, Hospital This zone provides for the Max. Lot Coverage Property Assessed The city of Poway has a CA Campus centralized services and 30%Q Clean Energy Program few Biomedical related (HC) Zone facilities for a minimum Max. Height 35ft.12 (PACE) companies. Success of 100- bed inpatient acute- stories Manufacturers Sales the zone has not been care hospital complex. Tax Exemption analyzed to -date. Industrial Development Bond Financing (IDBs) .. ...... Biomedical Facilities Overlay Zone May 2018 1 Page 79 Name of General Zoning Development Local Facility [C;L;zone(s) Description 'Intensity Other Incentives Attractions Sacra- Manufacturin The MRD zone allows for Max. FAR 1.0 The Sacramento Region University of California, mento, g, Research "innovative technology Max. Height 75 ft. is part of an 8 county Davis CA and businesses and related wide trade association UC Davis Medical Developme support services", such as for life -science School nt (MRD) manufacturing, assembly, businesses called Kaiser Permanente Zone and scientific research and MedStart. The group is Health Center development -type land in the process of uses. creating the MedZone. incentive Health Sutter The project is targeted Health to provide low-cost, as- Shriner's Hospital for needed wet lab space Children to encourage new businesses. The — Northern California MedZone is a non-profit UC Davis Children's enterprise geared at Hospital Mercy General local research Hospital universities, such as the University of California at Davis, to provide a "jumping off' point for the transitions from research activities to entrepreneurial ventures. San Industrial The IP zones provide for Max. FAR 2.0 The city offers the San San Diego boasts 27 Diego Park Zones campus -like science and There is no Max. Diego Regional business incubators with (La (IP -1-1 and business park Height Revolving Loan Fund many of them connected Jolla), IP3-1) development. (SDRRLF) and Small to USCD to promote bio - CA IP -1-1 allows research and Business Micro tech, Biomedical, or development uses with Revolving Loan Fund engineering start-ups. some limited manufacturing (SBMRLF). The incubators typically Economic Growth provide office space, IP -3-1 allows for research Services consists of two business mentoring, and development, office, focused work units: the investment, and other and residential uses. Business Expansion, valuable resources. Additionally, light Attraction and Retention University of California, ; manufacturing and (BEAR) Team and the San Diego assembly uses in these "manufacturing Government Incentives San Diego State zones allow GI Team. These two ( ) 'University University of >of biochemical research teams work directly with 'San Diego UCSD and diagnostic compounds businesses, business Medical Center to be used primarily by organizations, and City Universities, laboratories, departments to facilitate VA San Diego___ hospitals, and clinics for new investment and to Healthcare System scientific research and create a business- Scripps Institute of developmental testing friendly environment Oceanography purposes" and "biological, that ensures a stable Scripps Memorial .:: biomedical, and economy. Hospital La Jolla pharmaceutical products", and "scientific, engineering, Scripps Clinical and medical instruments". Research Center, La Jolla . w.. ------ .... ........ ...........,e�. Biomedical Facilities Overlay Zone May 2018 1 Page 80 Name of General ging Development Local Facility c zone(s);' Oe circ on Intensit� Other Incentives Attractions San Life Science The Life Science and Development None specified. Generally recognized as Francisco Special Use Medical Special Use District 'standards are one of the top CA District was developed to support controlled by the base bioscience hubs in the land uses that would benefit °>zone, with exceptions nation, the Bay Area, being close to the for certain uses: and San Francisco University of California, San Medical Services, Life especially, has Francisco (UCSF) campus ,Science Offices, and hundreds of bioscience at Mission Bay, such as Life Science and medical companies. 'medical office and life Laboratories are San Francisco has a science (biotechnology)exempt city's from the cit multi -billion dollar uses." use size" limitations, venture capital market to and vertical (floor -by- help start, establish and floor) zoning controls. grow companies. University of California, San Francisco (UCSF) - Mission Bay San Francisco State University Santa Healthcare 2 base zoning districts 1.5 FAR Network solutions UCLA Health Monica, Mixed allow hospitals and related 45 ft./ 3 stories including Dark Fiber UCLA Medical Center CA Use (HMU) health care facilities, and (up to 2.5 FAR and 70 leasing and Co - John Wayne Cancer advanced technology/ ft./ 5 stories with Location Services (up to scientific research uses. "Community Benefits") 100 gigs/second). Center Office 1.5 FAR Providence Saint John's Campus 32 ft./ 2 stories Health Center (OC) (up to 1.75 FAR and 45 Santa Monica College ft./ 5 stories with "Community Benefits") Torrance Hospital Base zone allowing for Building height is None specified. Torrance has a cluster of CA Medical hospitals, rest homes, regulated by the bio- medical companies. Dental (H- guest homes and homes for Building Code of the Cal State, Dominguez M -D) aged, professional offices City of Torrance. No Hills Cal State, Long District offering medical, dental and FAR is established, all Beach related services, and other projects in the zone are Charles R. Drew ancillary uses. subject to Design University of Medicine Review. and Science Harbor -UCLA Medical Center Torrance Memorial Medical Center South County Harbor Hospital Biomedical Facilities Overlay Zone May 2018 1 Page 81 0 a cv Q, wF, a o Q as � W a a ® � ✓^ y®� ✓ pp�rr r� fy mt- 0 O -e O C> C) 0 C) C> C> C) C> C> lc=� C� a� C� ON 02 ;; t- kf) 0 r- M 00 rIq 64.) E,!" 0 I • • • • • • • • • O -e O C> C) 0 C) C> C> C) C> C> lc=� C� a� C� ON 02 ;; t- kf) 0 r- M 00 rIq 64.) E,!" 0 I M o j ?' 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N —^ ��44 � 4 O N�O a� m dN' d4' � � � m 4 �P oo 'd' .• � m V 4 N � 4 d- � N O� M � w 7 �n 4� ^ N 4 N. p 4 m N U N O 4 •^ O n +D W � �O vl vt ^ O O I� C '° N Q V 33� Lo 04 ° � o W UQS ��H Qzrnw3 aaq.�v,vac>c�v,za�Hpdv,dH ®q� soh gz,v,w3 c� v U v cz 0 u z Q u 2 In I 40, 0 ce ce 0 0 U LU T- I I 0 0 U z 0 U Wu is ro kn • -a O O 0. O Q V Q l a cy OJ W Q-1 h Q O 0 0 0 O CD O O O O O 0 0 0 0 0 O1 N 10 .R N N O1 01 Q � C•, � � � h � d' � � � N N `� M '° d W Fa W W N d L Q R Q ® U Q e8 TL u Q O N Or, V Q O pp4y1 � V y tea,, ,p "Ool" [ a 24 x o o.24 .2 O o w Q¢ UP<z<C .0 v b nwa, W a,Q 9 �. I.. i • I . • . =• • ..: • • One of the most relevant research documents created recently regarding the bioscience industry also has a direct impact on the City of Downey. In 2015, Battelle Technology Partnership Practice developed the Feasibility Assessment and Master Plan for Advancing the Bioscience industry Cluster in Los Angeles County for the Los Angeles County Board of Supervisors. Battelle's research and analysis indicates that the industry is an important economic driver for the region and that the area could potentially be a primary bioscience hub in the nation. Finding a lack of "early-stage venture capital" and available wet lab space, the report stated that the foundation to build up the public-private partnerships necessary to expand the existing cluster is feasible. The group proposed, and the County Supervisors have since begun approving, initiatives that make up the Los Angeles County Bioscience Master Plan. These initiatives are, "an investment of $11.0 million in one-time capital funding and $1.8-$3.5 million annually in on-going funding, utilizing existing County land and buildings, and other potential incentives, over a_five-year pilot period." One of the key proposals is for the County to create three to five "signature bioscience innovation hubs," now referred to as BioHubs, around the County. A 2011 feasibility study, referenced in the Batelle Group's analysis, indicates that one of the potential sites fora BioHub could be Rancho Los Amigos. The need for this level of economic development is understandable, given the current market for the industry. Adam Bruns, writing for Site Selection Magazine. discusses how the competition to attract bioscience/bio-tech firms has increased over the recent decades. In the Boston area, a typical position in the field typically pays about $70,740 per year. Attracting this type of employment is a top priority for many areas of the nation, and the world. However, even with such a high -paying industry, reports indicate that some markets can price out many firms, such as Boston andSanDiego. Finding other areas, where the labor pool is skilled enough to accommodate employers, that meet the cost requirements of firms looking to start, expand, or re- locate operations becomes critical. In addition to cost, firms understand that quality of life plays - a major role in the decisions of employees regarding where they are willing to settle for employment in the industry. Echoing these findings, Julia Cox, also writing for Site Selection Magazine, states that the biomedical industry is facing increasing competition due to, "the need for improved patient care, as well as a shift towards more targeted and personalized medicine." This shifting focus has implications for cities due to the new requirements related to the need for expanded wireless technology and the growing role of big data and informatics. The intensity of competition, she says, puts pressure on pricing and the search for new ways to innovate existing development to address the changing marketplace. In resources provided by the American Planning Association, the success of large campus -style medical centers depends, in large part, on the local jurisdiction's ability to provide high-quality development, public infrastructure, access, and service. These characteristics include buildings and sites that are sustainably designed for active movement and healthy living principles. Special focus should be placed on efficient public transportation and a grand vision for the district. Biomedical Facilities Overlay Zone May 2018 1 Page 100 Similarly, redevelopment of existing facilities is critical to an ever-changing healthcare and biomedical marketplace. An example of this need is demonstrated in a large medical district in Texas, the Southwestern Medical District in Dallas. Though the district has world-renowned institutions, such as the Children's Medical Center Dallas, Parkland Hospital, and the University of Texas Southwestern Medical Center, the district was no longer providing the atmosphere desired by its clients. With superblocks to traverse and aging infrastructure, the heat-island was found to be difficult to navigate. To address the situation, public-private partnerships were formed to develop an urban streetscape master plan, and _turn the district into a high-quality, livable community that engages pedestrians and creates a more contemporary sense of place. JLL's 2014 Global Life Sciences Cluster Report notes that this type of high-quality development is a crucial need for the biomedical industry due to the attraction of the "younger generations of the workforce" by cities that tend to be "coastal and possess vibrant urban environments." In an article for Urban Land Magazine, Beth Mattsen-Teig continues this discussion, focusing on the need for public infrastructure tailored to the needs of the biomedical industry as the foundation of a medically -centered zone. For some cities, such as Minneapolis, this meant "improvements to the street grids and adding greenway space." Furthermore, just as it is important to get the infrastructure right from the beginning are guidelines, whether zoning standards, a master plan, or design guidelines that need to be in place for the vision of a district to come together cohesively. The American Planning Association also identifies the secondary effects of the medical industry's expansion. For many communities, concerns are being raised about the transitional areas where medical uses and residential properties meet. This is due to the tendency for medical uses to stay open later, if not 24 hours a day, occupy commercial areas more traditionally developed for retail -type uses, and the movement to providing more- mental health and substance abuse treatment services. To address these issues, planning and real estate professionals have discussed how the delivery of tomorrow'shealthcare services will rely on the development of real estate suited to the biomedical and biosciences industries. This will, in many areas, also require the creative re -use of existing facilities and sites, especially the development of commercial space that is flexible for multiple uses to accommodate the inevitable transitions through a business's life cycle. The San Francisco` Biosciences Task Force made a similar finding, noting that biomedical start- ups typically need smaller facilities, between 2,000 and 10,000 square feet that may be part of the new model of incubator laboratories. They also stated that, "specialized laboratory space, meeting complex health, safety, building code and research standards are several times more expensive than typical commercial space. " In an article in Urban Land Magazine, Kathryn Madden and David Gamble discuss developing new, or expanding existing medical centers in more densely populated areas. They note that change is not impossible, but collaboration with the affected communities is critical to success. Short of the options to provide institutions land on the periphery and grow outward, or having institutions disperse their operational units away from the main campus, cities that are more Biomedical Facilities Overlay Zone May 2018 1 Page 101 generally built -out tend to have one option remaining, which is to provide the path for institutions to demolish obsolete buildings and grow vertically. Ron Nyren, in an article for Urban Land Magazine, notes that collaboration between public agencies and the private enterprises that make up the contemporary life science industry will be one of the important keys to success in the years to come. Already, he states, local and regional governments have begun pooling their monies with private and non-profit enterprises, including universities, to help form emerging bioscience clusters that can provide the resources necessary for the new "bench to bedside" process, the drive to translate research into healing therapies as soon as possible. In a related article, Mr. Nyren discusses the Phoenix Biomedical Campus, one of the nation's best examples of this multi -sector biomedical planning approach. He writes that the effort was the product of the state of Arizona, the City of Phoenix, and multiple state universities. The results of which is 28 -acre campus which provides, "research space for bioscience students from the University of Arizona's department of basic medical sciences and Arizona State University's department of biomedical informatics, with wet and dry labs, offices, interaction spaces, and conference rooms." Delving more in-depth on the subject, Beth Mattsen-Teig, writing in Urban Land Magazine, states that the new model for these "innovation districts" are sprouting around the world. While no dominant model (in terms of zoning, financial, or collaborative incentives) has emerged as the definitive example, there are some generally accepted attributes to a successful technology- based district. One such trait is that these districts are typically anchored by major institution, such as a "university, hospital, corporation, or research facility." Additionally, there is a push for mixed-use space, consisting of high-quality housing options, good public transportation, retail opportunities, and office and research and development areas that work together in a vibrant environment. The 2011 California Biomedical Report noted how important connections to research facilities are to the industry, stating that biomedical clusters have traditionally been centered around "academic research centers, most notably the University of California (UC) campuses in San Francisco, San Diego, Los Angeles and Orange County. San Diego's Salk Institute, The Scripps Research Institute and Sanford -Burnham Medical Research Institution also have been magnets, drawing brilliant minds to build world-class laboratories and spinning out new companies to commercialize their inventions." JLL's 2014 Global Life Sciences Cluster Report speaks to this further, stating that highly ranked research university programs "remain important innovation partners and therefore cities anchored by such institutions also continue to see growth in their biotech industries." This type of development comes as part of the wave of industry back to the core cities, Ms. Mattsen-Teig explains, in another piece in Urban Land Magazine. She identifies that the demographic and economic forces shifting this development value high-quality places "at much higher levels — by the market, by companies, and by individuals." In fact, at the forefront of this movement are the technological changes occurring in the industry and the need for more flexible space to adapt to the market. In this environment, Ms. Mattsen-Teig notes, "big global companies are working with networks of individuals and researchers in urban -style campuses and Biomedical Facilities Overlay Zone May 2018 1 Page 102 neighborhoods, and they have a greater desire to locate near major institutions such as Carnegie Mellon or Georgia Tech or MIT." This remark expresses the need for local governments to do a better job collaborating with local and regional institutions to help foster these relationships, as Jorge Orozco of RLA stated in his interview. Biomedical Facilities Overlay Zone May 2018 1 Page 103 PROJECT NAME: Bio -Medical Overly Zone PROJECT LOCATION: City of Downey, Citywide PROJECT APPLICANT: City of Downey 11111 Brookshire Avenue, Downey, CA 90241 LEAD AGENCY: City of Downey Community Development Department Planning Division 11111 Brookshire Avenue Downey, CA 90241 Contact: David Blumenthal, City Planner (562) 904-7154 dblumenthal@downeyca.org PUBLIC REVIEW PERIOD: April 12, 2018 to May 2, 2018 This Negative Declaration and Initial Study Checklist have been prepared pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code, Section 21000, et seq.) and the State CEQA Guidelines (California Code of Regulations, Section 15000, et seq.). Written comments regarding this Negative Declaration shall be made to the Lead Agency listed above prior to 5:00 p.m. on the last day of the Public Review Period. Attachment 66C" SECTION I. INTRODUCTION 1. Description of pr The proposed project consists of City -initiated General Plan, Zoning Ordinance, and Zoning Map amendments. The purposes of the proposed amendments are to establish a "Bio -Medical Overly Zone" consisting of new and updated land use regulations and to development standards to work in concert with an updated Hospital -Medical Arts (H -M) Zone. The amendments are also intended to encourage growth in the City's existing bio -medical sector and attract new biomedical businesses. This project considers all commercial and manufacturing zones, in addition to the H -M zone, to increase the opportunities to create "bio -medical synergy" through the application of a Bio -Medical Overly Zone to base zones most likely to accommodate compatible bio -medical uses. The appropriate base zones' allowed uses or development standards are modified, when Overlay Zone is applied to the base zone targeted for bio- medical development. Specific zoning incentives then apply to allow greater flexibility for bio -medical uses. Additionally, a Bio -Medical Overly can place restrictions on uses not complementary to bio -medical uses by restricting them in terms of location, size, or operational characteristics when located in a base zone covered by the Bio -Medical Overly Zone. The proposed project consists of the following: A. Revisions of the City of Downey Municipal Code, Article IX, Land Use, to update, alter, or include new, definitions contained in Chapter 1 related to bio -medical and medical land uses. B. Revisions of the City of Downey Municipal Code, Article IX, Land Use, to update, alter, or include new, permitted, or conditionally permitted land uses, and development standards, contained in Chapter 3, specifically Sections 9314, Commercial Zones, and 9318, Manufacturing Zones, related to bio -medical and medical land uses and development. C. Creation of Section 9326, Bio -Medical Overly Zone, in the City of Downey Municipal Code, Article IX, Land Use, Chapter 3, Zones and Standards, to provide additional opportunities for bio -medical -related uses beyond the medical office, hospital, research and development, and medical -device related uses allowed in the commercial and manufacturing base zones. Additionally, ancillary uses necessary to attract bio -medical firms and professionals in the industry are provided for, such as mixed-use developments consisting of professional office or bio -medical _research facilities and residential uses, and other supporting services, such as restaurants and nightlife activities. D. Inclusion of the Bio -Medical Overly Zone on the City's Official Zoning Map. The proposed project applies to multiple locations throughout the City. These locations can be generally described as all areas where commercial or manufacturing zones occur, as well as the areas identified for placement of the Bio -Medical Overly Zone, as shown on the Bio -Medical Overly Zones maps on pages 7 through 12. Bio -Medical Overly Page 2 April 11, 2018 3. Surrounding Land Uses and Setting: The areas identified in the proposed project to apply the Bio -Medical Overly Zone and updated, and new land use regulations and development standards encompass multiple portions of the City. These areas include Commercial Manufacturing (C -M), Light Manufacturing (M-1), General Manufacturing (M-2), Hospital -Medical Arts (H -M), or less intense commercial designations (General Commercial Zone, C-2, for example). There are existing light industrial or commercial -manufacturing uses within many of theareas proposed for the Overlay Zone along with proximity to other medical services or institutions. There is_a typical lack of neighborhood -serving commercial uses, or high sales -tax generating regional commercial uses (such as automobile sales lots), though access to major transportation corridors (freeways, major commercial thoroughfares), or distribution centers (shipping/receiving centers) is good. The areas being considered for zoning changes include vacant land and developed sites that may be suitable for redevelopment or conversion to "flex" space for bio -medical lab or research uses. Redevelopment is considered most likely to occur on properties with minimally -profitable existing uses and inexpensive buildings with few mechanical/utility connections or structures (self -storage businesses, for example). Some of the areas proposed for inclusion in the Bio -Medical Overly have the capacity for a campus -style bio -medical development consisting of either an industrial/vocational campus or commercial/residential mixed-use campus. Theseareastypically provide space to transition between the most intense site development/land use of a campus - style bio -medical project and adjacent low-density residential neighborhoods. For example, the proposed Overlay areas are sufficiently wide enough to allow a stepping down of building height and use intensity when there is lower -density residential zone adjacent that may be negatively affected by a higher intensity bio -medical campus. Finally, the proposed Overlay areas already offer a high level of infrastructure and utility services, such as water, electricity, natural gas, data lines, etc. or reasonably close access to them. The areas surrounding the proposed locations for the Bio -Medical Overly Zone encompass most of the zoning categories in the City, including residential zones of varying intensity, commercial zones of varying intensity, manufacturing zones of varying intensity, open space zones, and specific plan areas. 4. City Characteristics: The City of Downey is 12.8 -square -mile community thatislocated in the southeastern part of Los Angeles County. The State of California Department of Finance estimated that City's population is 113,832, as of January 1, 2017. The City of Downey is located about 12 miles southeast of downtown Los Angeles and is bounded by: the Rio Hondo River on the west; Telegraph Road on the north; the San Gabriel River on the east; and Gardendale Street and Foster Road on the south. Cities bordering Downey include: Pico Rivera on the north and Santa Fe Springs on the northeast, Norwalk on the east, Bellflower and Paramount on the south, South Gate on the southwest and west and Commerce on the northwest. Regional access to and from the City of Downey is provided by the Santa Ana (1-5) Freeway; Glen Anderson Freeway (1-105) Freeway; the San Gabriel River Freeway (I- 605) Freeway; and the Long Beach Freeway (1-710); MTA Green Line Light Rail Bio -Medical Overly Page 3 April 11 2018 passenger train services at theLakewoodBoulevard station, and various Metro Bus Lines that connect throughout the City. The City of Downey is a Charter City with most municipal services being provided directly by the City. This includes City Police and Fire services, as well as, Planning, Building, Housing, Economic Development, Parks and Recreation, Library, and Public Works. Additionally, the City of Downey oversees operation of the Downey Civic Theater, the DowneyLINK Transit System, and the Farmer's Market. 5. Other public agencies whose approval is required: (e.g., permits, financing approval, or participation agreement.) None Bio -Medical Overly Page 4 April 11, 2018 ummgm�� City of Downey Location in Regional Context Bio -Medical Overly Page 5 April 11, 2018 City of Downey Location•Context Bio -Medical Overly Page 6 April 11, 2018 Proposed • .• Overly Zone• Bio -Medical Overly Page 7 April 11, 2018 Proposed Bio -Medical Overly Zone- • or •:•• on ex Bio -Medical Overly Page 8 April 11, 2018 ...'roposed Bio -Medical Overly Zone Area 5, Neighborhood Context Bio -Medical Overly Page 12 April 11, 2018 SECTION'•FACTORS• , ; D The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in section III. Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation. I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated". An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EBR, including revisions or mitigation measures that are imposed upon the proposed project. Signature;��4 1 Date: April 11, 2018 David Blumenthal, City Planner for the City of Downey Bio -Medical Overly Page 13 April 11, 2018 Aesthetics ❑ Land Use and Planning Agriculture Resources Mineral Resources ❑ Air Quality 0 Noise El Biological Resources ❑ Population and Housing Cultural Resources 0 Public Services Geology and Soils ❑ Recreation Greenhouse Gas Emissions ❑ Transportation/Traffic ❑ Hazards & Hazardous Materials ❑ Tribal Cultural Resources ❑ Hydrology & Water Quality Utilities & Service Systems Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation. I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated". An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EBR, including revisions or mitigation measures that are imposed upon the proposed project. Signature;��4 1 Date: April 11, 2018 David Blumenthal, City Planner for the City of Downey Bio -Medical Overly Page 13 April 11, 2018 SECTION AND ENVIRONMENTAL EVALUATION This section analyzes the potential environmental impacts which may result from the proposed project. For the evaluation of potential impacts, the questions in the Initial Study Checklist are stated and answers are provided according to the analysis undertaken as part of the Initial Study. They outline the following issues: 1. Aesthetics 2. -Agriculture Resources 3. Air Quality 4. Biological Resources 5. Cultural Resources 6. -Geology and Soils 7. Greenhouse Gas Emissions 8. Hazards and Hazardous Materials 9. Hydrology and Water Quality 10. Land Use Planning 11. Mineral Resources 12. Noise 13. Population and Housing 14. Public Services 15. Recreation 16. Transportation and Traffic 17. Tribal Cultural Resources 18. Utilities and Service Systems 19. Mandatory Findings of Significance The analysis considers the project's short-term impacts (construction -related), -and its operational or day- to-day impacts. For each question, there are four possible responses. They include: 1. No ImpAct. Future development arising from the project's implementation will not have any measurable environmental impact on the environment and no additional analysis is required. 2. Less Than akn ficant lmpaot. The development associated with project implementation will have the potential to impact the environment; these impacts, however, will be less than the levels or thresholds that are considered significant and no additional analysis is required. 3. P+atentiall Sl nificant lm act Unless Flit aced. The development will have the potential to generate impacts which will have a significant effect on the environment; however, mitigation measures will be effective in reducing the impacts to levels that are less than significant. 4. Potentlallt�SLgn flcant1moact Future implementation will have impacts that are considered significant, and additional analysis is required to identify mitigation measures that could reduce these impacts to less than significant levels. Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No re uired Incor orated Impact Im act 1. AESTHETICS. Would the project: 13 13 11 2 a. Have a substantial adverse effect on a scenic vista? b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c. Substantially degrade the existing visual character or quality 13 11 S of the site and its surroundings? d. Create a new source of substantial light or glare which 11 1 13 El would adversely affect day or nighttime views in the area? Bio -Medical Overly Page 14 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incorporated Irripct Impact (A and b): No impact. The City of Downey, which is located in southeast Los Angeles County, is an urban environment. There are no scenic vistas, scenic resources or scenic highways within the City boundaries or any visible from within the City.t No impact would occur. (c): No impact. The proposed project would not remove, alter or change scenic resources. The proposed amendments would not change the development potential for new commercial or manufacturing projects in a way that could impact scenic resources located in the City of Downey, including location, size or height of development already allowed under the Zoning Ordinance. (d): No impact. The proposed amendment would not affect exterior lighting standards or create substantial light or glare. Eventual site development will involve site lighting for safety and security, and meet building codes. Any exterior lighting must comply with Zoning Ordinance requirements on a project -by -project review basis. Mitigation Measures': None Needed 2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use or a 11 13 13 2 Williamson act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(8)), timberland (as defined by Public Resources ❑ 13 ' Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(8))? d) Result in loss of forest land or conversion of forest land ❑ ❑ El 2 to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of ❑' Farmland, to non-agricultural use? Downey,Downey Vision.d. 114 j2. Bio -Medical Overly Page 15 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incorporated Impact Impact Response (A, b and e): No impact. The City of Downey is an urbanized area that is mostly built out with only infill development potential. There are no agricultural lands within the City's boundaries. The project will have no impact on converting Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use. Furthermore, the City's General Plan (Vision 2025) does not include provisions for agricultural uses in the future. While the City does have a variety of zoning districts, agricultural uses are only allowed in the Open Space (O -S) zone. The proposed areas for the Bio -Medical Overly Zones do not include any Open Space Zones. Though one proposed Overlay area is adjacent to two Open Space Zones, both are utilized as municipal parks, and the intensity of development allowed under the Bio -Medical Overly Zone is consistent with what is already allowed under the Zoning Ordinance. Therefore, no additional impacts to agricultural resources would occur with implementation of the proposed project. (c): No impact. The City of 'Downey is an urbanized area that is mostly built -out with only infill development potential. There are no forest or timberland lands within the City's boundaries. Therefore, the project will not conflict with existing zoning for, or cause rezoning of, forest land,2 timberland,3 or timberland zoned Timberland Production.4 (d): No impact. The City of Downey is an urbanized area that is mostly built -out with only infill development potential. There are no forestlands within the City's boundaries._ Therefore, the project will not result in the loss of forest land or conversion of forestland to non -forest use. Mitigation Measures: None Needed 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation of the applicable air quality plan? b. Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d. Expose sensitive receptors to substantial pollutant 2 As defined in Public Resource Code 12220(g) 3 As defined in Public Resource Code 4526 4 As defined in Government Code Section 51104(g) 11 1:1 13 11 S Im Bio -Medical Overly Page 16 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incorporated Impact Impact concentrations? e. Create objectionable odors? Response: (a): No impact. The proposed project is located in the South Coast Air Basin (SCAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is the regional agency responsible for air quality regulations within the SCAB including enforcing the California Ambient Air Quality Standards (CAAQS) and implementing strategies to improve air quality and to mitigate effects from new growth. The SCAQMD, in association with the California Air Resources Board (CARB) and the Southern California Association of Governments (SCAG), is responsible for preparing the Air Quality Management Plan (AQMP) that details how the region intends to attain or maintain the state and federal ambient air quality standards. The proposed project does not alter the development potential of the base zones upon which the Bio Medical Overly Zone is proposed because the new uses permitted are not more intense in terms of their impact on air quality than those currently allowed in the base zones. The proposed changes only provide incentives to establish bio -medical uses instead of other commercial or manufacturing uses in those areas already zoned for a broad range and intensity of commercial and manufacturing. Because development potential isnot increased in existing commercial and manufacturing zones, no, additional impacts would occur due to the proposed project. Based on this consistency analysis, no impact is anticipated relating to conflicts with the 2016 Air Quality Management Plan. (b and c): No impact. The proposed project will not conflict or obstruct implementation of the 2016 AQMP. The AQMP calls for building compact communities to limit urban sprawl, mix complementary_ land uses, such as commercial services with higher density housing, increasing residential and commercial densities along transit corridors, and increase pedestrian — friendly and interconnected streetscapes, helping to make alternative means of transportation more convenient. In approving AB 32, the State Legislature established 2020 greenhouse gas emissions reduction targets. The proposed Bio -Medical Overly Zone and associated Zoning amendment does not interfere with this newly adopted State law nor will it obstruct the attainment of meeting regional targets for the reduction of greenhouse gas emissions. (d): No impact. Sensitive receptors include day care centers (adult & child), schools, hospitals, churches, rehabilitation centers, and long-term care facilities (i.e. assisted living facilities). While there are multiple locations throughout the City of Downey that have sensitive receptors, the proposed project does not increase the otherwise existing ability to establish commercial and manufacturing operations under the current Zoning Ordinance. Further, those operations that would impact sensitive receptors are typically required to obtain a conditional use permit prior to establishing operations, and would be review on a case-by-case basis through the normal review process. (e): No impact. Projects that involve offensive odors may be`a nuisance to a wide number of neighboring uses, including businesses, residences, sensitive receptors, and public areas. For example, heavy industrial projects, livestock farming operations, and food packaging operations involving high concentrations of vinegar or spices can create odors that have long term impacts to the neighbors. In the City of Downey, these types of uses are restricted to the manufacturing zones and not permitted in the commercial zones. The proposed project will not permit new manufacturing uses that generate odors that meet the objectionable odor threshold. Mitigation Measures: None Needed 4. BIOLOGICAL RESOURCES. Would the project: Bio -Medical Overly Page 17 April 11, 2018 (a): No Impact. According to the Environmental Impact Report prepared for the City of Downey General Plans, there are no species identified as a candidate, sensitive, or special species in local, regional, state, or federal documents within the City of Downey. There is no known candidate, sensitive, or special status species that reside on the site. Furthermore, the proposed project contains zoning amendments that promote a specific type of commercial and manufacturing use and development in urbanized areas (commercial and manufacturing zones near the City's core and along its main commercial corridors). They would not affect any species identified as candidate, sensitive or special status species in local or regional plans. (b): No Impact. There are no riparian habitats or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Moreover, the three river channels that are located within the boundaries of the City of Downey (Rio Hondo Channel, Los Angeles River, and San Gabriel River) are cement- or riprap-lined and support limited vegetation. (c): No Impact. Based on a September 2017, review of the National Wetlands Inventory, there are no protected wetlands within the proposed areas for the Bio -Medical Overly Zone.6 While the National Wetlands Inventory identifies two wetland areas ad`acent'to the ro osed Overla areas two freshwater emer ent onds and one freshwater 5 City of Downey, Downey Vision 2025 — Comprehensive General Plan Update EIR Initial Study, March 2004 p. C-18 6 Verified on U.S. Fish and Wildlife Services National Wetlands Inventory Map (http:!!°www,fws ovCwetlands/Data/Mtt er.htmi) on September 28, 2017. Bio -Medical Overly Page 18 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incor orated Im act Im act a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or El 13 ❑ regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional 1313 a plans, policies, and regulations or by the California Department of Fish and Game or U.S. FishandWildlife Service? c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act 0 E3 (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native 13 ❑ 10 resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e. ' Conflict with any local policies or ordinances protecting 13 ❑ 13 10 biological resources? (i.e. tree preservation ordinance), f. Conflict with the provisions of an adopted Habitat Conservation E3 0 El 2 Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? Response: (a): No Impact. According to the Environmental Impact Report prepared for the City of Downey General Plans, there are no species identified as a candidate, sensitive, or special species in local, regional, state, or federal documents within the City of Downey. There is no known candidate, sensitive, or special status species that reside on the site. Furthermore, the proposed project contains zoning amendments that promote a specific type of commercial and manufacturing use and development in urbanized areas (commercial and manufacturing zones near the City's core and along its main commercial corridors). They would not affect any species identified as candidate, sensitive or special status species in local or regional plans. (b): No Impact. There are no riparian habitats or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Moreover, the three river channels that are located within the boundaries of the City of Downey (Rio Hondo Channel, Los Angeles River, and San Gabriel River) are cement- or riprap-lined and support limited vegetation. (c): No Impact. Based on a September 2017, review of the National Wetlands Inventory, there are no protected wetlands within the proposed areas for the Bio -Medical Overly Zone.6 While the National Wetlands Inventory identifies two wetland areas ad`acent'to the ro osed Overla areas two freshwater emer ent onds and one freshwater 5 City of Downey, Downey Vision 2025 — Comprehensive General Plan Update EIR Initial Study, March 2004 p. C-18 6 Verified on U.S. Fish and Wildlife Services National Wetlands Inventory Map (http:!!°www,fws ovCwetlands/Data/Mtt er.htmi) on September 28, 2017. Bio -Medical Overly Page 18 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incor orated Impact _ lm acf emergent wetland at the Discovery Sports Complex, a redeveloped parking lot located near the intersection of Columbia Way and East Imperial Highway, and the riverine of the San Gabriel River located along the eastern edge of the City), neither area would be subject to additional development intensity beyond that permitted under the current Zoning Ordinance, only a modified mix of commercial and manufacturing uses not more intense that what is permitted now. (d): No Impact. The movement of any native resident or migratory fish or wildlife species or established native resident migratory wildlife corridors, or the uses of native wildlife nursery sites have not been identified in the City of Downey.? Accordingly, the project would not impact the movement of any native resident or migratory fish or wildlife species or with established native resident migratory wildlife corridors. (e): No Impact. The City of Downey does not have any local ordinance to protect biological resources. No impact would occur. (f): No Impact. There is no adopted Habitat Conservation Plan, Natural Community Plan or other habitat conservation plan. No impact would occur. Mitigation Measures: None Needed 5. CULTURAL RESOURCES. Would the project: a. Cause a substantial adverse change in the significance of a_ 11 13 ❑ historical resource as defined in CEQA Guidelines 5064.85? b. Cause a substantial adverse change in the significance of 13 El 13 2 an archaeological resource pursuant to CEQA Guidelines 5064.5? c. Directly or indirectly destroy a unique paleontological ❑ resource or site or unique geologic feature? d. Disturb any human remains, including those interred outside ❑ ❑ of dedicated cemeteries? Response: (a): No impact. There are no known historical structures within, or adjacent to, any of the areas proposed forthe Bio -Medical Overlay. (b and c): No impact. Not applicable. The proposed project addresses commercial and manufacturing development in previously developed, urbanized areas where archaeological resources are unlikely to be located. New projects must comply with CEQA requirements and archaeological investigations will be conducted on a case-by-case basis where site excavation or site conditions warrant. The project will have no impact on the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5. Notwithstanding this, should any archeological resources be discovered on the site, future project applicants will be required to comply with the provisions set forth in CEQA Guidelines Section 15064.5 regarding archaeological sites. 7 City of Downey, Downey Vision 2025 — Comprehensive General Plan Update ra nitia tu y. are p. - m Bio -Medical Overly Page 19 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No reauired Incorporated Impact_ Impact (d): No impact. The proposed project is not expected to disturb any human remains "since all burials in the City have occurred in the Downey Cemetery since the late 1880's".8 Thus, the project will not disturb any human remains, including those interred outside of formal cemeteries. Notwithstanding this, should any be discovered on the site, the applicant is required to comply with the provisions set forth in CEQA Guidelines Section 15064.5 regarding human remains sites. Mitigation Measures: None Needed 6. GEOLOGY AND SOILS. Would the project, a. Expose people or structures to potential substantial adverse' effects, including the risk of loss, injury, or death involving: 1) Rupture of known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning 13 2 Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? 0 11 11 R1 2) Strong seismic ground shaking? 11 El El 2 3) Seismic -related ground failure, including liquefaction? El 11 0 2 4) Landslides? ;b. Result in substantial soil erosion or the loss of topsoil? c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and 11 El 0 10 potentially result in on -or off-site landslide,_ lateral spreading, subsidence, liquefaction or collapse? d. Be located on expansive soil, as defined in Table 18-1-B of 13 11 R1 the California Building Code, creating substantial risks to life or property? e. Have soils incapable of adequately supporting the use of 13 13 B septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of water? Response: (a1 though a3 and c): No impact. The City of Downey is not located within an Alquist-Priolo Earthquake Fault Zone, as indicated on the zone map issued by the State Geologist for the area, nor is it expected to involve strong seismic ground shaking or seismic -related ground failure. The project does not directly result in new construction activity, and any projects that result from the proposed Bio -Medical Overly Zone that do result in 8 City of Downey,Downey Visioni Update Draft iii r e Bio -Medical Overly Page 20 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incur pratad I act im act new construction activity would be under the purview of City Building Code, which requires engineering geology soil studies to verify a site's ability to safely support new construction. Nonetheless, the City of Downey is located in an area considered to be seismically active, as is most of Southern California. Major active fault zones are located southwest and northeast of the City, with the Whittier fault being the fault with the greatest potential to impact the project site. It is located approximately 4-5 miles northeast of the project site and is capable of a maximum moment magnitude of 7.2.9 Impacts are considered to be less than significant since all new construction is already required to comply with the existing seismic standards of the Building Code, which already mitigates any potential significant impact. Liquefaction is a phenomenon where earthquake -induced ground vibrations increase the pore pressure in saturated, granular soils until it is equal to the confining, overburden pressure. When this occurs, the soil can completely lose its shear strength and enter a liquefied state. The possibility of liquefaction is dependent upon grain size, relative density, confining pressure, saturation of the soils, strength of the ground motion and duration of ground shaking. In order for liquefaction to occur, three criteria must be met: underlying loose, coarse-grained (sandy) soils; a groundwater depth of less than about 50 feet; and a nearby large magnitude earthquake. The susceptibility of soil to liquefy tends to decrease as the density of the soil increases and the intensity of ground shaking decreases. Strong ground shaking will also tend to densify loose to medium dense deposits of partially saturated granular soils and could result in seismic settlement of foundations and the ground surface at the project site. The Building Code will require new construction -related activity to prepare a soils report for all new structures on the site. The soils reports will set design standards to address any potential negative impact from liquefaction. Since this is already a Code requirement, the impact is considered to be no impact and no additional mitigation is required. (a4): No impact. Overall, the City of Downey has a relatively flat topography and the possibility of landslides is typically unlikely. Elevations in the area are approximately 125 feet above sea level. The proposed Bio -Medical Overly Zone areas are not within a potential earthquake -induced landslide hazard zone, and due to the low gradients occurring in the City, seismically induced landsliding is negligible. Implementation of the proposed project would not result in the exposure of people or structures to the risk of landslides during a seismic event. (b): No impact. Not applicable. New development under the proposed Bio -Medical Overly Zone must be consistent with the General Plan Safety Element and may not be located in areas described as being subject to liquefaction hazards. (d): No impact. Expansive soils are typically composed of certain types of silts and clays that have the capacity to shrink or swell in response to changes in soil moisture content. Shrinking or swelling of foundation soils can lead to damage to foundations and engineered structures including tilting and cracking. The proposed project would comply with current City Code and CBC requirements and would not affect foundations or result in other structural or engineering modifications that could increase exposure of people or structures to risk associated with expansive soils. (e): No impact. The City of Downey is an urban area that is served by a sanitary sewer system. New development under the proposed project would be located on sites already served by infrastructure, or close enough to existing infrastructure to allow connection to existing sewer systems. Septic tanks and alternative waste disposal systems woujd not be permitted. Mitigation Measures: None Needed Bio -Medical Overly Page 21 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incorporated_ Im act Im act 7. GREENHOUSE GAS EMISSIONS. Would the project: a. Generate greenhouse gas emissions, either directly or 13 El S El indirectly, that may have a significant impact on the environment? b. Conflict with an applicable plan; policy or regulation adopted 0 El for the purpose of reducing the emissions of greenhouse gases? Response: (a): No impact. Greenhouse gas (GHG) emissions contribute, on a cumulative basis, to the significant adverse environmental impacts of global climate change. While no single project permitted under the proposed Bio Medical Overly Zone is anticipated to generate enough GHG emissions to noticeably change the global average temperature, it is the combination of GHG emissions from past, present, and future projects that contribute substantially to the phenomenon of global climate change and its associated environmental impacts, and as such, is addressed only as a cumulative impact. Implementation of the proposed project would not substantially contribute to increases of GHG emissions that are associated with global climate change. The proposed project does not alter the development potential of the base zones upon which the Bio -Medical Overly Zone is proposed because the new uses permitted are not more intense in terms of their GHG emissions than those currently allowed in the base zones. The proposed changes only provide incentives to establish bio -medical uses instead of other commercial or manufacturing uses, which have similar traffic and employment generation potential, in those areas already zoned for a broad range and intensity of commercial and manufacturing. Because development intensity is not increased in existing commercial and manufacturing zones, no additional impacts to greenhouse gas emissions would occur due to the proposed project. Nevertheless, GHG can be generated in less than significant quantities through production of electricity, use of building materials, and increases in vehicle trips. All new development proposed as a result of the Bio -Medical Overly will be required to comply with the City Building Code, which establishes requirements for energy efficiency to reduce GHG. (b): No impact. As discussed in Response No. 7(a) above, GHG emissions will not be directly related to the proposed project, but project -specific to new development that occurs within the City. Since the proposed project does not increase the development intensity that could be achieved by other commercial or manufacturing uses currently permitted in the areas identified for the Bio -Medical Overly Zone and associated zoning amendments, additional GHG as a result of the proposed project are not anticipated. The City's 2025 General Plan (adopted in 2005) does include multiple policies to decrease the dependency on vehicular transportation and improve the jobs/housing balance in the City. The proposed project does not interfere with these policies. Furthermore, the City is subject to compliance with the Global Warming Solutions Act (Chapter 488, Statutes of 2006). Mitigation Measures: None Needed 8. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a. Create a significant hazard to the public or the environment 0 13 10 through the routine transport, use, or disposal of hazardous Bio -Medical Overly Page 22 April 11, 2018 (a through c) No impact. The proposed update would not increase risks of exposure to hazardous materials, or the storage or transport of such materials. The areas affected by the proposed Bio -Medical Overly Zone already contain commercial and manufacturing uses near established truck; routes, interstate highways, a north - south railroad route, and commercial and manufacturing uses where the transport or storage of hazardous materials already occur. The U.S. Department of Transportation and Caltrans regulate interstate and intrastate transport of hazardous materials. The proposed project does not alter the types of commercial or manufacturing -related chemicals or substances currently utilized by those uses allowed by the Zoning Ordinance within the base zones upon which the Bio - Medical Overly Zone is proposed, only to provide incentives for bio -medical uses to establish in areas already zoned fora broad range and intensity of commercial and manufacturing. Because development potential is not increased in existing commercial and manufacturing zones, no additional impacts from hazardous materials would occur due to the proposed project. The increased use, transport, or disposal of hazardous material is not anticipated to increase significantly, and land uses that would require hazardous material storage or transport would be reviewed on a case-by-case basis ;-through the conditional_ use permit process, or throw h _the Cit Bio -Medical Overly Page 23 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incor orated_ _ Im act Im act materials? b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident 0 11 El 0 conditions involving the release of hazardous materials into the environment? c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code ❑ Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e. Fora project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h. Expose people or structures to a significant risk of loss, injury or death involving wild land fires, including where wild El❑ lands are adjacent to urbanized areas or where residences are intermixed with wild lands? (a through c) No impact. The proposed update would not increase risks of exposure to hazardous materials, or the storage or transport of such materials. The areas affected by the proposed Bio -Medical Overly Zone already contain commercial and manufacturing uses near established truck; routes, interstate highways, a north - south railroad route, and commercial and manufacturing uses where the transport or storage of hazardous materials already occur. The U.S. Department of Transportation and Caltrans regulate interstate and intrastate transport of hazardous materials. The proposed project does not alter the types of commercial or manufacturing -related chemicals or substances currently utilized by those uses allowed by the Zoning Ordinance within the base zones upon which the Bio - Medical Overly Zone is proposed, only to provide incentives for bio -medical uses to establish in areas already zoned fora broad range and intensity of commercial and manufacturing. Because development potential is not increased in existing commercial and manufacturing zones, no additional impacts from hazardous materials would occur due to the proposed project. The increased use, transport, or disposal of hazardous material is not anticipated to increase significantly, and land uses that would require hazardous material storage or transport would be reviewed on a case-by-case basis ;-through the conditional_ use permit process, or throw h _the Cit Bio -Medical Overly Page 23 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incorporated Impact Impact Building m act Building Permit and Fire Authority permit review process to ensure all required safety systems are in place. (d): No impact. While there are a few sites listed on the Department of Toxic Substance Control's website as containing hazard materials'10 within or near the proposed areas of the Bio -Medical Overly Zone, the proposed project does not consist of individual sites. Any new commercial of manufacturing development must comply with CEQA in terms of site assessment and remediation, where applicable. (e and f): No impact. The City of Downey is not located within an airport land use plan or within two miles of a public airport or public Use airport. Therefore, the project would not result in a safety hazard for people residing or working in the project area. (g): No Impact. The proposed project does not alter the types of commercial or manufacturing -related chemicals or substances currently allowed by the Zoning Ordinance within the base zones upon which the Bio -Medical Overly Zone is proposed, only to provide incentives for bio -medical uses to establish in areas already zoned for a broad range and intensity of commercial and manufacturing. Because development potential is not increased in existing commercial and manufacturing zones, impacts to any emergency response plans or emergency evacuation plans would occur. (h): No impact. The proposed project is located in urbanized and industrial areas of the City and not contiguous to a designated high fire area associated with any designated wildland area. Therefore, implementation of the proposed project would not result in the exposure of people or structures to hazards associated with wildland fires. Mitigation Measures: None Needed 9. HYDROLOGY AND WATER QUALITY. Would the project: a. Violate any water quality standards or waste discharge" requirements? b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream 13 0 13 0 or river, in a manner which would result in substantial erosion or siltation on- or off-site? d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount 10 Checked on Department of Toxic Substance Control website(hjqp://www.envirostor.diqc.ca.p-oy/Miblic), May 13, 2015. Bio -Medical Overly Page 24 April 11, 2018 (a through f): No impact. The agency with jurisdiction over water quality within the projectareais the Los Angeles Regional Water Quality Control Board (LARWQCB). The Clean Water Act (CWA) prohibits the discharge of pollutants to waters of the United States from any point source unless the discharge is in compliance with a National Pollutant Discharge Elimination System (NPDES) permit. Development projects must conform to local, state and federal water quality, including FEMA and NPDES permit requirements and standards. Development projects are individually evaluated for conformance with applicable water quality, runoff and flood hazard. The proposed project would not significantly affect the location, intensity, or type of land uses in the affected areas, nor alter regulations that apply to water quality, runoff and flood protection regulations. (g through h): No impact. The proposed project does not alter the development potential of the base zones upon which the Bio -Medical Overly Zone is proposed because the new uses permitted are not more intense in terms of their potential impact on hydrology and water quality than those currently allowed in the base zones. The proposed changes only provide incentives to establish bio -medical uses instead of other commercial or manufacturing uses, which have similar or more potential to impact water quality, in those areas already zoned for a broad range and intensity of commercial and manufacturing. Because development intensity is not increased in existing commercial and manufacturing zones, no additional impacts of flooding to people or structures within a 100 -year floodplain would occur due to the proposed project. (i): No impact. The proposed Bio -Medical Overly Zone areas are located between the Rio Hondo Channel/ Los Angeles river and the San Gabriel river. According to the Vision 2025 FEIR, these flood control channels have been designed to meet or exceed the discharge capacity for a 100 -year flood.11 Due to the distance between the project areas and the levees constructed for these rivers, there is no possibility for there to be an impact. : No impact. The City of Downey is relatively flat and is not located near a dam, lakes or ocean, and therefore, I I City of Downey, Downey Vision 2025 — Comprehensive General Plan Update Draft EIRJuly 2004 p 5 -5l Bio -Medical Overly Page 25 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incor orated _ Im act _ lm act_ of surface runoff in a manner which would result in flooding on- or off-site? e. Create or contribute runoff water which would exceed the capacity of existing or planned storm -water drainage ❑ ❑ 0 0 systems or provide substantial additional sources of polluted runoff? E3 11 11 a f. Otherwise substantially degrade water quality? g. Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h. Place within a 100 -year flood hazard area structures which 13 13 El 10 would impede or redirect flood flows? i. Expose people or structures to a significant risk of loss, 11 0 injury or death involving flooding, including flooding as a result of the failure of a levee or dam? 1 j. Inundation by seiche, tsunami, or mudflow? Response: (a through f): No impact. The agency with jurisdiction over water quality within the projectareais the Los Angeles Regional Water Quality Control Board (LARWQCB). The Clean Water Act (CWA) prohibits the discharge of pollutants to waters of the United States from any point source unless the discharge is in compliance with a National Pollutant Discharge Elimination System (NPDES) permit. Development projects must conform to local, state and federal water quality, including FEMA and NPDES permit requirements and standards. Development projects are individually evaluated for conformance with applicable water quality, runoff and flood hazard. The proposed project would not significantly affect the location, intensity, or type of land uses in the affected areas, nor alter regulations that apply to water quality, runoff and flood protection regulations. (g through h): No impact. The proposed project does not alter the development potential of the base zones upon which the Bio -Medical Overly Zone is proposed because the new uses permitted are not more intense in terms of their potential impact on hydrology and water quality than those currently allowed in the base zones. The proposed changes only provide incentives to establish bio -medical uses instead of other commercial or manufacturing uses, which have similar or more potential to impact water quality, in those areas already zoned for a broad range and intensity of commercial and manufacturing. Because development intensity is not increased in existing commercial and manufacturing zones, no additional impacts of flooding to people or structures within a 100 -year floodplain would occur due to the proposed project. (i): No impact. The proposed Bio -Medical Overly Zone areas are located between the Rio Hondo Channel/ Los Angeles river and the San Gabriel river. According to the Vision 2025 FEIR, these flood control channels have been designed to meet or exceed the discharge capacity for a 100 -year flood.11 Due to the distance between the project areas and the levees constructed for these rivers, there is no possibility for there to be an impact. : No impact. The City of Downey is relatively flat and is not located near a dam, lakes or ocean, and therefore, I I City of Downey, Downey Vision 2025 — Comprehensive General Plan Update Draft EIRJuly 2004 p 5 -5l Bio -Medical Overly Page 25 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No re aired Incor orated Ing act Im act inundation by seiche, tsunami, or mudflow is not anticipated. Moreover, tsunamis and seiches do not pose hazards due to the inland location of the City and lack of nearby bodies of standing water. Mitigation Measures: None Needed 10. LAND USE AND PLANNING. Would the project: a. Physically divide an established community? El 11 b. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project 13 ❑ 13 o (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c. Conflict with any applicable habitat conservation plan or ❑ ❑ 13 0 natural community conservation plan? Response: (a): No impact. The proposed project would apply to multiple commercial and manufacturing areas citywide and includes an associated zoning amendment that address commercial and manufacturing zones. It would not physically divide the City or neighborhoods. (b): No impact. The project will not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect. The project is consistent with the current General Plan and zoning designations, in that the Bio -Medical Overly and associated zoning amendment further the purpose and intent of the City's existing commercial and manufacturing zones, and comply with the Land Use and Economic Development Elements of the City's 2025 General Plan. (c): No impact. Thereisno applicable habitatconservationplan or natural community conservation plan. Therefore, the project will not conflict with any applicable habitat conservation plan or natural community conservation plan, as there are no applicable conservation plans. Mitigation Measures: None Needed 11 MINERAL RESOURCES. Would the project: a. Result in the loss of availability of a known mineral resource ❑ that would be of value to the region and the residents of the state? b. Result in the loss of availability of a locally important mineral ❑ ® B resource recovery site delineated on a local general plan, specific plan or other land use plan? Bio -Medical Overly Page 26 April 11, 2018 Potentially Potentially El Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No reauired Incorporated Imoact Impact Response: (a and b): No impact. The project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state or of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan. There are no known mineral resources on the site. Therefore, the proposed project would not affect access to or the availability of valued mineral resources. Mitigation Measures: None Needed 12. NOISE. Would the project result in a. Exposure of persons to or generation of noise levels in El El El excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b. Exposure of persons to or generation of excessive ❑ groundborne vibration or groundborne noise levels? c. A substantial permanent increase in ambient noise levels in ❑ v the project vicinity above levels existing without the project? d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e. For aproject located within an airport land use plan or, where such a plan has not been adopted, within two miles of 11 11 13 El a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f. For a project within the vicinity 'ofa privateairstrip, would the project expose people residing or working in the project area to excessive noise levels? (a, b, -c and d): No impact. General Plan Noise Element policies and standards apply to all commercial and manufacturing developments. The proposed Bio -Medical Overly Zone and associated zoning amendment would not change standards that apply to new projects nor expose persons to noise levels in excess of allowed standards. The proposed project would not expose persons to excessive vibration or ground borne noise levels exceeding allowed standards. The proposed project would not result in a substantial permanent or temporary increase in ambient noise levels. Any new projects resulting from the proposed Bio -Medical Overly Zone would be re uired_to com I with the Cit 's noise standards. Pursuant_to the Cit of_Downe Munici al Code12 noise Bio -Medical Overly Page 27 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incorporated - Impact Impact m actlevels levelsare permitted to be 65 db(A), as measured at the property line. However, the Municipal Code13 also exempts construction activity from this noise regulation from 7:00 a.m. until 9:00 p.m., seven (7) days a week. (e and f): No impact. The project site is not located within an airport land use plan, within two miles of a public airport or public use airport, or within the vicinity of a private airstrip. Therefore, there is no impact in this regard. Mitigation Measures: None Needed 13. POPULATION AND HOUSING. Would the project: a. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b. Displace substantial numbers of existing housing, El 11 El 2 necessitating the construction of replacement housing elsewhere? c. Displace substantial numbers of people, necessitatingthe 11 0 2 construction of replacement housing elsewhere? (a): No Impact. The proposed project does not alter the development intensity,- specifically the floor area ratio (FAR), building height, lot coverage or other development standards regulating the scale and location of new development on each site of the base zones upon which the Bio -Medical Overly Zone is proposed, only to provide incentives for bio -medical uses to establish in areas already zoned for a broad range and intensity of commercial and manufacturing uses. Because development intensity is not increased in existing commercial and manufacturing zones, the project is not expected to induce substantial population growth in the area beyond that which could be accommodated by the commercial and manufacturing zones at build -out intensity anticipated by the 2025 General Plan. (b): No impact. There are no existing residential properties in the areas proposed for the Bio -Medical Overly Zone. Implementation of the proposed project would not displace housing. Therefore, no impacts on housing would occur. (c): No impact. The proposed project would not displace people, as it is proposed on areas of the City currently zoned for commercial and manufacturing uses. Mitigation Measures: None Needed 14. PUBLIC SERVICES. - Bio -Medical Overly Page 28 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No re uired Inc orated Im act lm act a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 1) Fire protection? 0 11 1 2) Police protection? 3) Schools? 4) Parks? 13 0 5) Other public facilities? (a.1 through a.5): No impact. The City of Downey is a full-service community, providing its own police service, fire protection, library system, and park and recreation services. The Downey Unified School District provides all public education in the area. The proposed project does not alter the development intensity of the base zones upon which the Bio -Medical Overly Zone is proposed, only to provide incentives for bio -medical uses to establish in areas already zoned for a broad range and intensity of commercial and manufacturing uses. Because development intensity is not increased in existing commercial and manufacturing zones, the project is not expected to induce substantial population growth in the area beyond that which could be accommodated by the commercial and manufacturing zones at build -out intensity anticipated by the 2025 General Plan. As such, no additional services will be required with the approval of this project. Mitigation Measures: None Needed a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that El 13 13 2 substantial physical deterioration of the facility would occur or be accelerated? b. Does the project include recreational facilities or require the 13 construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (a): No impact. The proposed project does not alter the development intensity of the base zones upon which the Bio-Medical_Overly_Zone is ro osed,_onl to rovide tonin use -incentives for_bio-medical uses to establish in -- Bio-Medical Overly Page 29 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No required Incorporated Impact Impact areas already zoned for abroad range and intensity of commercial and manufacturing uses. Because development intensity is not increased in existing commercial and manufacturing zones, the project is not expected to induce substantial population growth in the area beyond that which could be accommodated by the commercial and manufacturing zones at build -out intensity anticipated by the 2025 General Plan. As such, it is not anticipated that the increases in population would negatively impact the City's neighborhood or regional parks. (b): No impact. The project does not include recreational as there is no new direct development associated with the proposed Bio -Medical Overly Zone. No impact would occur. Mitigation Measures: None Needed 16. TRANSPORTATION/TRAFFIC. Would the project: a. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system El 13 11 to (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c. Result in a change in air traffic patterns including either an 13 to ®- increase in traffic levels or a change in location that results in substantial safety risks? d. Substantially increase hazards due to a design feature (e.g., 2 sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ® 0 11 [' e._ Result in inadequate emergency access? f. Result in inadequate parking capacity? g. Conflict with adopted policies, plans, or programs supporting 13 0 0 alternative transportation (e.g., bus turnouts, bicycle racks)? Response: (a throughf): No impact. The proposed Bio -Medical Overly Zone and associated zoning amendment will not substantially increase traffic beyond existing traffic loads and capacity of the street system. Commercial and manufacturing traffic volumes are based largely on the number of employees and customers and business intensity and location. City traffic and circulation needs were evaluated as part of preparing the 2025 General Plan. Anticipated trip generation, and street and intersection operational capacities were modeled using projected "build -out" capacity for residential and commercial growth identified in the General Plan Land Use Element and the City's circulation and streets stems have been desi ned and built to accommodate build -out Bio -Medical Overly Page 30 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No - required --- Incorporated Im act Im act __ capacity. The proposed project does not alter the traffic generation potential of the base zones upon which the Bio -Medical Overly Zone is proposed because the new uses permitted are not more intense in terms of their transportation demands than those currently allowed in the base zones, such as delivery services and trucking terminals. The proposed changes only provide incentives to establish bio -medical uses instead of other commercial or manufacturing _uses, which have similar traffic and employmentgenerationpotential, in those areas already zoned fora broad range and intensity of commercial and manufacturing. Because development intensity is not increased in existing commercial and manufacturing zones, the project is not expected to induce substantial population growth in the area beyond that which could be accommodated by the commercial and manufacturing zones at build -out intensity anticipated by the 2025 General Plan. As such, it is not anticipated that the increases in business activity would exceed the transportation, emergency access, or parking capacities - identified in the 2025 General Plan. Additionally, The Bio -Medical Overly Zone and associated zoning amendment does not address site specific transportation aspects. New site developments will be evaluated for safe vehicle and pedestrian access to ensure they meet adopted standards. (g): No impact. The City of Downey has an adopted Bicycle Master Plan to promote bicycle usage in the City. The proposed project will not impact this adopted plan or streets in the areas where the Bio -Medical Overlay Zone is located; thus, it will not have an impact upon future bicycle lanes in the area. Mitigation Measures: None Needed 17. Tribal Cultural Resources. Would the project: a; Cause'a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:: is Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k) or ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Bio -Medical Overly Page 31 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No _, required Incorporated Impact Impact ..; (a.i and a.ii): No impact. There are no known tribal cultural resources in the City of Downey:: Mitigation Measures: None Needed. 18. UTILITIES AND SERVICE SYSTEMS. Would the project: a. Exceed wastewater treatment requirements of the applicable ❑ 13 11 Ea Regional Water Quality Control Board? b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing E3 0 13 8 facilities, the construction of which could cause significant environmental effects? c. Require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the 0 13 1:1 construction of which could cause significant environmental effects? d. Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e. Result in -a determination by the wastewater treatment provider which serves or may serve the project that it has ❑ ❑ adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f. Be served by alandfill with sufficient permitted capacity to 11 13 13 10 accommodate the project's solid waste disposal needs? g Comply with federal, state, and local statutes and ❑ ❑ regulations related to solid waste? Response: (a, b, c, and e): No impact. The proposed project does not alter the development intensity of the base zones upon which the Bio -Medical Overly Zone is proposed, only to provide zoning incentives for bio -medical uses to establish in areas already zoned for a broad range and intensity of commercial and manufacturing uses. Because development intensity is not increased in existing commercial and manufacturing zones, the project is not expected to increase the draw on utility and service systems beyond what could be required upon full utilization of the zones under current zoning standards. The proposed project would not result in development that would individually or cumulative exceed wastewater treatment requirements. (d): No impact. New development under theproposedproject would be located on sites already zoned for commercial and manufacturing uses and served by utilities,, or close enough to_existing,_infrastructure to allow Bio -Medical Overly Page 32 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant, No connection to existing water service. Potable water is supplied to the site by the City of Downey Public Works Department, who would review all new projects and determine whether there is sufficient supply to accommodate the new development, providing conservation requirements to be implemented, when required. No impacts to available water supplies would be anticipated from the proposed project. (f and g): No impact. Solid waste disposal services are provided to the City of Downey by CalMet Services Inc. Solid waste collected in the City is taken to the Downey Area Recycling and Transfer Facility (DART), where recyclables are separated from the waste stream and the remainder is sent to landfills. There is sufficient capacity in the County landfills to accommodate the continued use of the areas proposed for the Bio -Medical Overly Zone for commercial and manufacturing uses where the development intensity isnot being increased. Mitigation Measures: None Needed 77 TOT; FT rey .7 rd WIT T PTA a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts that are individually limited, but cumulatively considerable? "Cumulatively considerable means that the incremental effects of a project are El 13 ❑ Ea considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c: Does the project have environmental effects which 'will ,, cause substantial adverse effects on human beings, either directly or indirectly? Response: (a): No impact. As described throughout the preceding checklist sections, the proposed project will not degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below -self-sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. (b): No impact. Based on the analysis contained within this Initial Study, the proposed project is not anticipated to create impacts that are individually limited, but cumulatively considerable because the development intensity already provided by the Zoning Ordinance is not being increased. (c): No impact. Based on the analysis contained within this Initial Study, the proposed project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly, Bio -Medical Overly Page 33 April 11, 2018 Potentially Potentially Significant Significant Less Impact - EIR Unless Than Analysis Is Mitigation Significant No reauired Mitigation Measures: None Needed Bio -Medical Overly Page 34 April 11, 2018 SECTION IV. REFERENCES Air Quality Management Plan AQMP Carbon Dioxide CO2 Carbon Monoxide CO Best ManagementPractices BMP California Air Resources Board CARB California Ambient Air Quality Standards CAAQS California Building Code CBC California Department of Transportation CALTRANS California Environmental Quality Act CEQA City of Downey General Plan VISION 2025 Clean Water Act CWA Conditional Use Permit CUP Congestion Management Plan CMP Environmental Impact Report EIR Federal Highway Administration FHWA Final Environmental Impact Report FEIR Fine Particulate Matter PM2.5 Global Warming Solutions Act AB 32 Greenhouse gases GHGs Household Hazardous Wastes HHW Housing and Community Development HCD Inhalable Particulate Matter PM10 Light Emitting Diode LED Los Angeles County Metropolitan Transportation Authority METRO Los Angles Regional Water Quality Control Board LARWQCB Methane CH4 Metropolitan Water District MWD National Pollution Discharge Elimination System NPDES Nitrous Oxide N20 Ozone 03 Regional Water Quality Control Board RWQCB South Coast Air Basin SCAB South Coast Air Quality Management District SCAQMD Southern California Association of Governments SCAG Sulfur Dioxide SO2 Bio -Medical Overly Page 35 April 11, 2018 2. LIST OF PREPARERS €� City of Downey - Community Development Department 11111 Brookshire Avenue Downey, CA 90241 Adam Atamian, Consultant David Blumenthal, City Planner (562) 904-7154 The following documents have been references in preparing this initial study and are incorporated by reference. Copies of the documents are available for review with the project file. California Building Code, as adopted by the City of Downey City of Downey. Downey Vision 2025 General Plan City of Downey. Downey Vision 2025 General Plan EIR. City of Downey Zoning Code South Coast Air Quality Management District. SCAQMD Air Quality Significance Thresholds. March 2011 Bio -Medical Overly Page 36 April 11, 2018 SECTION V. MITIGATION MEASURES No mitigation measures are needed to address environmental impacts directly, or indirectly, associated with the proposed Bio -Medical Overly Zone and associated Zoning Ordinance amendment. Bio -Medical Overly Page 37 April 11, 2018 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY RECOMMENDING THE CITY COUNCIL OF THE CITY OF DOWNEY ADOPT A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS, APPROVE A ZONE TEXT AMENDMENT AND AMEND THE ZONING MAP TO ESTABLISH A NEW BIOMEDICAL OVERLAY ZONE. 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. The biomedical field is highly sought after across the nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry; and, B. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigosidentified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan; and, C. The City of Downey desires to encourage the growth of the biomedical industry; and, D. City Council approved a professional service agreement with CivicSolutions to study and prepare the necessary code amendments to achieve the Council's goal of growing the biomedical industry within the City. Civic Solutions prepared a Biomedical Assessment Report, which is incorporated hereto by reference; and, E. On April 12, 2018, a Notice of Intent to adopt a Negative Declaration was posted of the Office of the Los Angeles County Recorder/Clerk; and, F. On April 12, 2018, notice of the pending zone text amendment was published in the Downey Patriot and mailed to all property owners within the proposed overlay zone; and, G. The Planning Commission held a duly noticed public hearing on May 2, 2018, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearings, adopted this resolution. SECTION 2.- The Planning Commission further finds, determines and declares that after preparing an Initial Study in compliance with the requirements of the California Environmental Quality Act, which found that the project will not have a significant environmental impact. As such the Initial Study/Negative Declaration was circulated for public review from April 12,2018 to May 2, 2018. Based on its own independent judgment that the facts stated in the initial study are true, the Planning Commission hereby recommends the City Council of the City of Downey adopt a Negative Declaration of Environmental Impacts. SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearing, the Planning Commission further finds, determines and declares that: Resolution No. 18-3052 Downey Planning Commission 1 That the requested amendment is necessary and desirable for the development of the community and is in the interests or furtherance of the public health, safety, and general welfare. The proposed amendments will encourage the growth of the biomedical industry within the City of Downey. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. This Zone Text Amendment will boost job growth and spur economic development in the City. Job growth and economic development are two key factors that are desirable for the development of the community. Furthermore, the additional biomedical uses allowed will not impact the surrounding residential uses, as the overlay zones are focused around the hospitals and industrial areas of the City. 2. The proposed amendment is in general conformance with the General Plan. The proposed Zone Text Amendment will establish a new biomedical overlay zone, which is consistent with the goals and policies of the General Plan. Specifically, General Plan Goal 1.1 states, "Provide sufficient land areas for uses that serve the needs of residents, visitors, and businesses;" and Policy 1.1.3 states, "Provide an appropriate amount of land area for business and employment." This amendment will establish areas of the City that can accommodate the growth of biomedical businesses and increase the job force of the City. Additionally, General Plan Goal 1.3 states, "Address changes in land use and zoning trends." The biomedical field is one of the fastest growing industries in the country. This change will adjust the zoning to accommodate these new land uses. 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 add the following definition to Section 9124 of Article IX of the Downey Municipal Code to read as follows: Biomedical Use: Aland use associated with medical, technological, or biological research, analysis, testing, and manufacturing of medical products, equipment or related items. Such uses generally consist of the following: (1) Medical device or prosthesis prototype fabrication; (2) Production requiring advanced medical and biological technology and skills and directly related to medical research and development activities on the premises; (3) Manufacturing of biochemical research and diagnostic compounds to be used primarily by universities, laboratories, hospitals, and clinics for scientific research and developmental testing purposes; (4) Production of experimental medical, biochemical, or biotechnological products; (5) Development of biomedical -device related production or operating systems to be installed and operated at another location, including manufacturing of products necessary for such development; (6) Manufacturing of biological, biomedical, biotechnological, and pharmaceutical products; (7) Manufacturing of scientific, engineering, and medical instruments; (8) Research and development, and manufacturing of artificial intelligence -based devices, electronic components, software programs, and similar products, for medical applications. SECTION 5. 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 add the following definition to Section 9126 of Article IX of the Downey Municipal Coder Clinical Service: An establishment which provides physical and mental health services on an individual, out-patient basis. The services may be of preventative, diagnostic, treatment, therapeutic, rehabilitative or counseling nature, but do not include group Biomedical Overlay Zone PLN -18-00016 May 2, 2018 - Page 2 Resolution No. 18-3052 Downey Planning Commission counseling uses. Typical uses would include, but not be limited to, medical and health clinics, chiropractic/physical therapy clinics, individual counseling services and emergency/urgent care centers. SECTION 6. 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 amend the following definition in Section 9136 of Article IX of the Downey Municipal Code: Hospital`: A State -licensed general acute care hospital, as defined by Health and Safety Code section 1250(x), that provides a wide range of emergency, clinical, and temporary medical services to the general public to which persons may be admitted for overnight stay or longer for the diagnosis, care, or treatment of illness and injury or the prevention thereof, not including convalescent homes, sanitariums, and nursing homes. SECTION 7 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 add the following definition to Section 9136 of Article IX of the Downey Municipal Code'. Hospital, Specialty: Any facility, place; or building that is maintained and operated exclusively to provide 24-hour paid in-patient services for the specialized treatment and recovery of chronic health or mental health conditions or elective procedures or treatments. Services provided may include, but are not limited to, food service nutrition counseling acupressure, massage fitness and physical therapy, and pharmaceutical and medical attention. This type of facility is distinct from an acute care general hospital and from a residential use where these services are occasional or otherwise incidental to a primarily residential occupancy. SECTION 6: 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 delete the following definition from Section 9144 of Article IX of the Downey Municipal Code: SECTION J. 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 add the following definitions to Section 9144 of Article IX of the Downey Municipal Code: Laboratory, Dry: A laboratory where dry materials, electronics, or large instruments are tested and analyzed, with limited piped services. Dry laboratories may require controlled temperature and humidity as well as dust control. Laboratory, Wet: A laboratory where chemicals, drugs or biological matter is tested and analyzed, and which typically requires water, direct ventilation, specialized piped utilities and protective measures. SECTION 10. 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 Biomedical Overlay Zone PLN -18-00016 May 2, 2018 - Page 3 Resolution No. 18-3052 Downey Planning Commission Council add the following definitions to Section 9146 of Article IX of the Downey Municipal Code: Medical Services: Services provided by a business or facility consisting of the services described within the definitions of "Clinical Service," "Medical Outpatient Service," and "Office, Medical," as those terms are defined in this section, which are ancillary to a primary use consisting of medical or biological research and analysis, or the manufacturing of medical products, equipment or related items. Excludes the use, handling, analysis, testing, processing, growing, distribution, research or any other activity involving Marijuana (Cannabis sp.) or any of its derivatives. Medical Outpatient Service: A business or facility providing medical or health services, more intensive than those typically provided by a Medical Office use, without the need for an overnight stay, such as but not limited to, kidney dialysis, phlebotomists, physical therapy, prosthetics, individual wellness and health maintenance counseling,_ and urgent care. Medical Outpatient Services does not include Medical Office uses, Wet Laboratories, or Group Counseling services (as those terms are defined in this section). Microbreweries and brewpubs Refers to small-scale, independently -owned breweries that emphasize traditional brewing methods, flavor and quality and that produce fewer than 15,000 U.S. beer barrels (460,000 U.S. gallons) annually for on- and off -premises consumption. A brewpub is an abbreviated term combining the ideas of a brewery and'a pub or public -house. A brewpub can be a pub or restaurant that brews beer on the premises. SECTION 11. 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 delete the following definition from Section 9150 of Article IX of the Downey Municipal Code: SECTION 12. 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 add the following definition to Section 9150 of Article IX of the Downey Municipal Code: Office, Medical• A facility where medical services, typically involving evaluations or non -emergency procedures, and their associated managerial, administrative, and clerical functions, are conducted on-site or to patients off-site by the use of telecommunication technologies (for example, telephone or video -conferencing). Medical office includes: chiropodists, chiropractors, dentists, clinical service uses (defined in this section), optometrists, osteopaths, physicians, psychologists, surgeons, and other uses which the decision-making body determines are of a medical nature and similar. Medical office does not include Group Counseling uses or Medical Outpatient Services (as those terms are defined in this section). Excludes the overnight care of a patient. SECTION 13. 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 add the following definition to Section 9156 of Article IX of the Downey Municipal Code Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 4 Resolution No. 18-3052 Downey Planning Commission Research and Development: The pursuit of knowledge or creation of products in technology -intensive fields. Examples include, but are not limited to, research and development of computer hardware or software, information systems, industrial processes, technical/technological systems, communications systems, transportation, geographic information systems, multi -media and video technology. Laboratories may also be included in this use (see also "Laboratory, Dry" and "Laboratory, Wet" in this section). Development and construction of prototypes may be associated with this use. SECTION 14. 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 delete the following definition from Section 9158 of Article IX of the Downey Municipal Code: SECTION 15. 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 amend "Table 9.3.1 — Zone Established" within Section 9302 of Article IX of the Downey Municipal Code to read as follows: - Table 9.3.1. Zones Established Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 5 Resolution No. 18-3052 Downey Planning Commission SECTION 16. 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 amend Section 9314.02(a) of Article IX of the Downey Municipal Code to read as follows: (a) The intent and purpose of these Commercial Zone regulations is to (1) Provide appropriately located areas consistent with the General Plan for a full range of office, retail commercial, and service commercial uses needed by residents and businesses of, and visitors to, the City and region; (2) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; (3) Create suitable environments for various types of commercial uses, and protect them from the adverse effects of incompatible uses; (4) Promote the creation of vibrant and attractive commercial districts desirable to professionals working in the high-tech and biomedical fields, while also minimizing the impact of commercial development on adjacent, neighborhood -oriented residential districts; (5) Ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located; and (6) Ensure the provision of adequate off-street parking and loading facilities SECTION 17. 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 amend Section 9314.02(8) of Article IX of the Downey Municipal Code to read as follows: (g) Purpose of the H -M Zone. The H -M Zone is intended to provide for and encourage the orderly development of a wide variety of hospital and biomedical uses that facilitate the growth of businesses during all stages of the business cycle. It also allows professional offices,_ personal and professional services, and retail uses that are compatible with, and supportive of, uses permitted within the zone and with uses in adjacent zones. SECTION 18. 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 add the following uses to "Table 9.3.5. Commercial Zones Use Regulations" within Section 9314.04 of Article IX of the Downey Municipal Code: Biomedical Overlay Zone -PLN-18-00016 May 2, 2018 - Page 6 Resolution No. 18 -3052 - Downey Planning Commission SECTION 19. 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 amend the following uses in "Table 9.3.5. Commercial Zones Use Regulations" within Section 9314.04 of Article IX of the Downey Municipal Code: SECTION 21. Based upon the findings set forth in Sections 1 through 3 of this Resolution, the Planning Commission of the City of Downey herebyrecommends that the City Council amend, Section 9318.02 of Article IX of the Downey Municipal Code to read as follows` Biomedical Overlay Zone -PLN -18-00016 May 2, 2018 - Page 7 Eating and Drinkin Establishments Bars, taverns, pubs, NP NP C C C NP Accessory uses micro -breweries w/ food such as billiards, and drink pool tables, darts, and game machines are also allowed. Financial, Professional Services and Office Uses Offices Does not include business and P P P P NP NP new and/or used professional vehicle brokers or medical P P P P NP P wholesale offices General Commercial Uses Fax and photocopy P P P P P NP services Hotels NP NP C C C C Medical equipment NP NP NP NP NP P Includes sales prostheses. Parking — surface and NP P P C P C structure Passenger stations, NP NP- P P P C bus and rail Schools, business, NP NP C C C C professional, trade, technical or vocational Schools, medical C NP I NP C C P SECTION 20. 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 delete the following use from "Table 9.3.5. Commercial Zones Use Regulations" within Section 9314.04 of Article IX of the Downey Municipal Code: SECTION 21. Based upon the findings set forth in Sections 1 through 3 of this Resolution, the Planning Commission of the City of Downey herebyrecommends that the City Council amend, Section 9318.02 of Article IX of the Downey Municipal Code to read as follows` Biomedical Overlay Zone -PLN -18-00016 May 2, 2018 - Page 7 Resolution No. 18-3052 Downey Planning Commission (a) The intent and purpose of these Manufacturing Zoneregulations is to (1) Provide appropriately located areas consistent with the General Plan for a broad range of manufacturing and service uses; (2) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; (3) Promote thecreationof vibrant and attractive manufacturing districts desirable to professionals working in the high-tech and biomedical fields, while also minimizing the impact of manufacturing uses on adjacent, commercial and neighborhood -oriented residential districts. (b) Purpose of the M-1 Zone. The M-1 Zone is intended to provide an orderly development and grouping together of light manufacturing uses and appropriate biomedical uses that facilitate the growth of businesses during all stages of the business cycle in harmony with each other and the rest of the community. The provisions of this zone are designed to ensure that such uses will be protected from inharmonious uses and to minimize the undesirable effects of heavy traffic or other operating characteristics. (c) Purpose of the M-2 Zone. The M-2 Zone is intended to provide for the orderly development of general manufacturing, research and development, wholesale and distribution, warehousing, biomedical uses that facilitate the growth of businesses during all stages of the business cycle, and other compatible uses within the community. The provisions of this zone are intended to ensure that industrial development will be protected from intrusion by inharmonious uses, that it will be provided with adequate space and accessory facilities, and that abutting non -industrial areas will be protected from potential conflicts with industrial development. SECTION 22. 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 add the following uses to "Table 9.3.9. Manufacturing Zones Use Regulations" within Section 9318.04 of Article IX of the Downey Municipal Code: SECTION 23. 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 amend the following uses in "Table 9.3.9. Manufacturing Zones Use Regulations" within Section 9318.04 of Article IX of the Downey Municipal Code to read as follows: Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 8 Resolution No. 18-3052 Downey Planning Commission SECTION 24. 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 add Section 9326 to Article IX of the Downey Municipal Code, which shall read as follows: SECTION 9326.02. INTENT AND PURPOSE. The intent and purpose of the Biomedical Overlay Zone is to provide greater flexibility in the application of land planning concepts. The Biomedical Overlay Zone provides additional opportunities for bio -medical related uses beyond the medical office, hospital, research and development, and medical -device related uses allowed in the commercial and manufacturing base zones. Additionally, ancillary uses necessary to attract biomedical firms and professionals in the industry are provided for, such as mixed-use developments consisting of professional office or biomedical research facilities and residential uses, and other supporting services, such as restaurants and nightlife activities. The Biomedical Overlay Zone shall meet the objectives of the General Plan and this article, and further encourage the development of new biomedical uses through the relaxation of typical project review timelines, building permit issuance, and business license issuance. SECTION 9326.04. APPLICABILITY. (a) The Biomedical Overlay Zone, and the standards contained in this section, shall apply to all areas designated on the Official Zoning Map as being within the Biomedical Overlay (BIO) Zone, except for any zones not comprised of Commercial or Manufacturing Zones. (b) Whenever any proposed development application for a new, primarily biomedical development encompasses more than one base zone (consisting of Commercial and Manufacturing), the following shall apply: (1) The permitted uses and the development standards for each base zone shall be applicable within the boundaries of each zone; (2) Through the Site Plan Review process, the City Planner may allow the application of development and use standards for any zone covering a portion of the proposed development in any other zone covering other portion of the proposed development if the entire development's F.A.R. and occupancy do not exceed those which would be permitted if the land area of each zone were developed separately. (c) Where a conflict in regulations occurs, the regulations specified in this section shall apply. Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 9 Resolution No. 18-3052 Downey Planning Commission SECTION 9326.06. USES PERMITTED. In addition to the uses permitted in the base zones, the following uses are permitted in the Biomedical Overlay Zone: (a) Biomedical Uses (b) Financial Services (only when integrated into a primary biomedical use) (c) Florist shops (only when integrated into a primary biomedical use) (d) Hospitals (e) Medical Equipment Sales (f) Medical Outpatient Services (g) Office, Medical SECTION 9326.08. USES CONDITIONALLY PERMITTED. In addition to the uses permitted in the based zones, the following uses are allowed subject to the approval of a Conditional Use Permit and are subject to the review requirements and conditions contained in Section 9824 of this code: (a) Bars, taverns, pubs, micro -breweries w/ food and drink (b) Convention and exhibition halls (c) Parks and recreational facilities (d) Personal services (unless permitted by right in the base zone, in which case it shall be a permitted (P) use) (e) Retail sales, new (unless permitted by right in the base zone, in which case it shall be a permitted (P) use) SECTION" 9326.10. DEVELOPMENT STANDARDS. All development standards applicable to uses located in the Biomedical Overlay Zone are specified in the regulations set forth in the commercial and manufacturing base zones. Any development standards not listed for uses allowed in the Biomedical Overlay Zone are conditional uses required to be integrated into a primary use with specified development standards which shall take precedence over the entire development. In the case of residential uses allowed as part of a primarily biomedical mixed-use development, all development standards not specified for the residential portion of the project in the commercial base zones shall be determined through the Site Plan Review and Conditional Use Permit application processes. SECTION 9326.12. APPLICATION REVIEW. The following review processes shall be modified to expedite the permitting and licensing process for new biomedical developments and businesses. The expedited processes listed below shall apply to all applications for development of projects intended to be primarily occupied by biomedical businesses or the establishment of biomedical businesses located in the Biomedical Overlay Zone. The application of these expedited processes shall beat the discretion of the City Manager, or his or her designee. The process expedited to encourage biomedical uses shall be as follows: (a) Conditional Use Permits (1) Within 60 days of a Conditional Use Permit application being deemed complete and any necessary environmental review has been completed, the Planning Division shall place the application on the public hearing agenda for the decision- making body. Biomedical Overlay Zone PLN -18-00016 May 2, 2018 - Page 10 Resolution No. -18-3052 Downey Planning Commission (2) The timeframes specified for the voiding of a Conditional Use Permit due to non commencement of the use shall be extended by one (1) year. An applicant may still utilize any applicable extensions when made to the appropriate decision- making body. (b) Site Plan Review (1) Within 60 days of a Site Plan Review application being deemed complete and any necessary environmental review has been completed, the Planning Division shall place the application on the public hearing agenda for the decision-making body. (2) The timeframes specified for the voiding of a Site Plan Review shall be extended by one (1) year automatically upon the expiration of an approved Site Plan Review. An applicant may still utilize any applicable extensions when made to the appropriate decision-making body. (c) Business Licenses (1) Upon application of a business license for a business which meets the definition of "biomedical use" according to this code, an Economic Development Division staff member shall be assigned to assist in the coordination of all necessary on- site inspections required by the various City Departments (i.e. Building, Fire, and Planning). (2) At the discretion of the City Planner, the City may not require an existing building to correct nonconformities when occupancy by a new biomedical use or expansion of an existing biomedical use is proposed. (d) Building Permits (1) For all building permit applications for a biomedical use, as defined in this code, the City shall waive the General Plan Revision fee of .2% of the building's valuation. (2) The initial Building Permit plan check fee shall include 4 reviews and shall not exceed 75% of the adopted Building Permit Fee Schedule. (3) The City shall reduce the typical Building Permit plan check review timeframes by 2 days for each of the first two (2) plan check reviews. SECTION 26. 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 amend the Official Zoning Map to incorporate five (5) areas, as outlined in Exhibit 'A' of this Resolution, of the City into the Biomedical Overlay Zone. SECTION 26. if any section, subsection, paragraph, sentence, clause or phrase of this Resolution is declared by a court of competent jurisdiction to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this Resolution. The Planning Commission declares that it would have adopted this Resolution, and each Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 11 Resolution No. -18-3052 Downey Planning Commission section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, phrases, or portions be declared invalid or unconstitutional. SECTION 27. The Secretary shall certify the adoption of this Resolution, PASSED, APPROVED AND ADOPTED this 2nd day of May, 2018. t ht` signed tt 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 2nd day of May,, 2018 , by the following vote, to wit: AYES: COMMISSIONERS: Flores, Dominguez, Duarte and Owens NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Frometa ABSTAIN: COMMISSIONERS: None Ofigittallyt' ited6y Wary evens Mary Cavanagh, Secretary City Planning Commission Biomedical Overlay Zone PLN -18-00016 May 2, 2018 - Page 12 Aesolution No. 18-3052 Biomedical Overlay Zone - PLN -1 8-00016 May 2, 2018 - Page 13 Resolution No. 18-3052 ............... Biomedical Overlay Zo#«b :eb0016 May 2, 2018 - Page 14 Resolution • 18-3052 A Biomedical Overlay Zone= PLN -18-00016 May 2, 2018 - Page 15 . - • 41•*. I w1elultivAF.IgIIIIIIN•IMP1111111• Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 16 A—V Resolution No. _18-3052 Downey Planning Commission Biomedical Overlay Zone PLN -18-00016 May 2, 2018 - Page 17 It was moved by Commissioner Flores, seconded by Vice Chairman Dominguez, by a 2-1-1-1 vote, with Commissioner Duarte voting no, Chairman Owens abstaining and Commissioner Frometa absent,thrc directing staff to return to the next hearing with a resolution of denial. Chairman Owens re-entered the Council Chambers at 7:32 p.m. /1 2. PLN -17-00112 (Variance and Revision to a Conditional Use Permit): Chairman Owens opened the public hearing for the request for PLN -17-00112 and Ms. Cavanagh affirmed prot''ot publication.. City Planner David Blumenthal gave a PowerPoint presentation of a request by iant RV, to allow to the construction of an 8 (Eight) foot tall wrought iron fence along Florence Ave, .r d to display recreational vehicles next to the street frontage, on property located at 11111 Florenc,Avenue, zoned Florence Avenue/1-5 Specific Plan. He reviewed physical aspect of the current pr ject and the previous approval by the Planning Commission to allow the operation of the dealership. H xplained that the construction of the new 1-5 Florence Avenue Bridge has created unanticipated impact.Giant RV's operation. The new bridge is taller and longer to accommodate the freeway widening, bringing the eastern half of the property up six feet below the street level of Florence Ave: /` The Commissioners discussed the current allowable Staff recommended the Planning Commission adopt Revision to a Conditional Use Permit (PLN -17- 0011; Disclosures: None." Correspondence: None. and location of the fence with staff. olution to approve the request for a Variance and Applicant Frank Broody, representing G nt RV discussed the height and display of the RV's, and the complications created by the bridge c _struction. The Commissioners discussed thy' ayout of Giant RV's other locations and their comparison to the Downey site with the applicant. " Public Comments: discussed fees pertaining to public art. Applicant Rebuttal: Noce The Commissione spoke in favor of the project. Chairman 0 ns closed the public hearing. It was mo4i'd by Vice Chairman Dominguez, seconded by Commissioner Duarte, and passed by a 4-0-1 vote, w' >Commissioner Frometa absent, to adopt Resolution 18-3051, thereby approving a Variance and Revi ' n to a Conditional Use Permit (PLN -17- 00112),. 3. -PLN -18-00016 (Negative Declaration and Zone Text Amendment : Chairman Owens opened the public hearing for the request for PLN -18-00016 and Ms. Cavanagh affirmed proof of publication. City Planner David Blumenthal gave a PowerPoint presentation of the request to approve a Negative Declaration and Zone Text Amendment to allow a Biomedical Overlay Zone. The intent is to encourage the growth of the biomedical industry within the city by adding uses to the current zoning. The proposed action will amend both the text of the Zoning Code to accommodate the new biomedical uses and the Zoning Map, which will include five (5) areas of the City to be within the new Biomedical Overlay Zone. The proposed overlay zoning not only includes medical offices and care facilities, but also includes all of the necessary -3- Attachment "E" support industries (manufacturing, research and development, education, pharmaceutical, etc.). In order to capitalize on Downey's centralized location in the region and the three existing hospitals, the Mayor and City Council have made it a goal to attract new biomedical businesses to the City. As such, City staff, by the direction of the City Council, enlisted the services of a professional planning consultant (Civic Solutions) to prepare a biomedical overlay zone. The Commissioners discussed the following with staff:' • Requirements for the new uses by right and by Conditional Use Permit • The intent to induce high end investors to bring in the technology that would create high end jobs • Comments presented during the Study Session for a Biomedical Overlay Zone • The five areas which include Rancho Los Amigos, Downey PIH, Woodruff and Washburn, Kaiser, and Telegraph Road Staff recommended the Planning Commission adopt a resolution to recommend the City Council approve the request for a Negative Declaration and Zone Text Amendment (PLN -18-00016). Correspondence: Staff received approximately 24 phone calls from property owners inquiring as to the definition of biomedical uses, and the others were asking if the current uses would be away from existing businesses. Staff also received two written correspondence: 1) was included in the staff report, and the second was from the County Sanitation District, to make the city aware of biomedical uses possibly triggering different types of discharge permits from the county. Public Comments: William Dobson, 10411 Dolan Avenue, expressed concern that the new uses might require biohazard disposal, and commented on the Planning Commission's professionalism. Armando Herman expressed his concern that the proposed zoning would change land uses and affect housing within the city. Tom Scott, Phlox Street, asked if the future plan is to redevelop the area. Director Schindler explained the plan is to provide an opportunity for a biomedical use there where it is currently not allowed, there are no plans to redevelop at this time. Arlene Vasquez, on behalf of a nonprofit agency that operates in the PIH area, asked if the Biomedical Overlay Zone would fall under Commercial Zoning, and if so, would their buildings located in the H -M and M-1 Zones be affected now or in the future. City Planner Blumenthal explained the base zoning will remain the same; anything that applies today will continue. He reiterated the city is adding additional uses to the existing zoning. Chairman Owens closed the public hearing. City Attorney Yvette Garcia gave the Commissioners guidance in making their recommendation to the City Council. It was moved by Vice Chairman Dominguez, seconded by Commissioner Flores, and passed by a 4-0-1 vote, with Commissioner Frometa absent, to adopt Resolution 18-3055, thereby recommending City Council adopt a Resolution to approve the request for a Zone Text Amendment (PLN -18-0025). NON -AGENDA PUBLIC COMMENTS: Armando Herm ri' discussed his opposition of the actions of Los Angeles politicians. -4- STAFF REPORT CftyotDo"ey PLANNING DIVISION DATE: MAY 2, 2018 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMEN REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER PREPARED BY: DAVID BLUMENTHAL, CITY PLANNE:,� SUBJECT: ZONE TEXT AMENDMENT (PLN -18-00016) FOR CREATION OF A BIOMEDICAL OVERLAY ZONE ZONING: VARIOUS To encourage the growth of the biomedical industry within the City of Downey, t e ity en s e the services of a professional planning consultant (Civic Solutions) to prepare a biomedical overlay zone. This proposed action will amend the text of the Zoning Code to accommodate the new biomedical uses and will amend the Zoning Map to include five (5) areas of the City to be within the new Biomedical Overlay Zone. Based on the analysis contained in this report, staff is recommending the Planning Commission adopt the following titled resolution: The biomedical industry is one of the fastest growing job sectors in Southern California. This not only includes medical offices and care facilities, but also includes all of the necessary support industries (manufacturing, research and development, education, pharmaceutical, etc.). In order to capitalize on Downey's centralized location in the region and the three existing hospitals, the Mayor and City Council have made it a goal to attract new biomedical businesses to the City. As such, City staff was directed to procure the services of an outside consultant to prepare a biomedical overlay zone that enhances the existing Zoning Code and provides a catalyst to increasing biomedical businesses in Downey. With the City Council's approval, staff procured the service of Civic Solutions. Attachment "F Civic Solutions provided a multi -phase scope of work that includes the following: Phase 1 — project initiation and coordination; Phase 2 — research of bio -medical land use; Phase 3 evaluation of the Downey's existing Hospital -Medical Arts (H -M) zone and conducting a bio- medical assessment; and, Phase 4 preparation of a new biomedical overlay zone. On March 15, 2017, staff and Civic Solutions presented the Phase - Research Summary Report to the Planning Commission. This included a summary of the research that was completed and how Downey could benefit from having a Biomedical Overlay zone. On April 4, 2018, staff and Civic Solutions presented the Phase 3 and Phase 4 reports to the Planning Commission. This included an evaluation of Downey's existing zoning, draft code language of the proposed biomedical overlay zone, and the proposed changes to the Zoning Map. On April 12, 2018, notice of the proposed project was published in the Downey Patriot and was directly mailed to all the property owners within the five (5) areas proposed to be included in the overlay. Additionally, staff posted a Notice of Intent to adopt a Negative Declaration with the Los Angeles County Recorder's Office. DISCUSSION Civic Solutions has researched the key issues related to the biomedical industry, interviewed other jurisdictions that have a cluster of biomedical businesses, Downey's hospitals, local universities, regional hospitals; identified Downey's strengths and weaknesses, and interviewed biomedical stakeholders and experts. Based on this research, they found: 1. The biomedical field is highly sought after across the nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry. 2. The City has the basic attributes desired by most biomedical uses. These include upgraded utilities and fiber optic networks, ready access to large employment and patient bases, existing hospital facilities, including the renowned Rancho Los Amigos National Rehabilitation Center, underdeveloped land with potential for redevelopment and proximity to biomedical clusters in Los Angeles, Orange and San Diego counties. 3. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan. 4. The City of Downey's biomedical potential is limited by a lack of vacant land. Being built -out, there is a lack of available vacant land for firms seeking to "build fresh." Instead, new facilities will require either the conversion of older structures or the razing of previously developed sites. 5. Cities with significant biomedical clusters across the United States provide a broad platform of incentives to attract biomedical uses. Zoning to facilitate and encourage Biomedical Overlay Zone= PLN -18-00016 May 2, 2018 - Page 2 biomedical uses is one of several incentives used to attract biomedical uses, but additional incentives are typically needed. Text Amendments A biomedical business is one that is associated with medical or biological research, analysis, testing and manufacturing of medical products and equipment. The draft text amendments add new definitions to the Municipal Code, adjust the permitted use tables to accommodate the new overlay zone, and add a new Section 9326 for the Biomedical Overlay Zone (BIO) to the Municipal Code. The intent of these changes is to add flexibility to existing properties that will encourage the development and growth of biomedical businesses. It is important to note that these changes are not intended to remove uses from the base zone, but rather make new uses available. The proposed changes to the Municipal Code are as follows (blue undetdined text is new and I g text is deleted): Chapter 1 — GENERAL PROVISIONS AND DEFINITIONS t r • SECTION 9126. "C" DEFINITIONS.: SECTION 9134. "G" DEFINITIONS. Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 3 LIM ► r ► ►' Hospital: A State -licensed eneral acute care hospital, as defined by health and Safety Code section 1250(a), that:provides a wide ran e of emer eng clinical and temDorary medical services to the gene[@LpubticfarA#yjo which persons afe_Mpy be admitted for overnight stay b longer for the diagnosis, care, or treatment of illness and injury or the prevention thereof, not including convalescent homes, sanitariums, and nursing homes. SECTION 9144. "L" DEFINITIONS. s: lel+ � ry i e i -r f a, efre�ic r SECTION 9146. "M" DEFINITIONS. Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 4 SECTION 9150. "0" DEFINITIONS. a patient. SECTION 9156. "R" DEFINITIONS. SECTION 9168. "S" DEFINITIONS. 'Chapter 3 — ZONES AND STANDARDS SECTION 9302. ZONES ESTABLISHED. To carry out the purposes of this chapter, asset forth in Section 9104 of this article, the City is hereby divided into seventeen (17) zones, to be known by the zoning symbols and classifications as shown in Table 9.3.1: Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 5 TahlP 9.3.1_ Znnes Established SECTION 9314. COMMERCIAL ZONES. SECTION 9314.02.AND PURPOSE. (a) The intent and purpose of these Commercial Zone regulations is to: (1) Provide appropriately located areas consistent with the General Plan for a full range of office, retail commercial, and service commercial uses needed by residents and businesses of, and visitors to, the City and region; (2) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; (3) Create suitable environments for various types of commercial uses, and protect them from the adverse effects of incompatible uses; • • r • •WW 1111561910HIMI - • - • - •. • • - •:- - •♦ - • .• - •• ••s - •- • (5) Ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located; and Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 6 (6) Ensure the provision of adequate off-street parking and loading facilities. (b) Purpose of the C -P Zone. The C -P Zone is intended to provide for the development of integrated office and professional areas wherein related types of uses and facilities may also be located. The provisions of this zone are intended to encourage the most desirable relationship of permitted uses and to provide a transition between more intensive commercial activities and residential areas. (c) Purpose of the C-1 Zone. The C-1 Zone is intended to provide for the development of limited neighborhood shopping areas situated adjacent to, or surrounded by, residential neighborhoods. These shopping areas are intended to serve only the limited need for convenience goods and services in their immediate locality and should fit easily into a residential environment without detriment to the character of the area. (d) Purpose of the C-2 Zone. The C-2 Zone 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. (e) Purpose of the C-3 Zone. The C-3 Zone is intended to provide for the development of intense commercial and service uses in the City in order to serve the broadest community and regional needs. This area will provide a wide variety of goods and services in establishments whose operating characteristics attract them to a central location in the City and which require good exposure in a readily identifiable and accessible setting. The provisions of this zone are designed to ensure that such activities will be compatible with abutting noncommercial development and to minimize any effects of older development, heavy traffic, or other operating characteristics. (f) Purpose of the C -M Zone. The C -M Zone is intended to provide a flexible range of commercial, wholesale, and light manufacturing uses that can be operated in harmony with each other and in a clean and orderly manner. The areas designated for the commercial and manufacturing zone are suitable for both types of uses in combination with each other or individually. The limitations imposed upon such uses are intended to control the intensity of use and effect upon surrounding areas. (g) Purpose of the H -M Zone. The H -M Zone is intended to provide for and encourage the orderly development of a wide variety of hospital and biomedical uses that facilitate the arowth of businesses durina all stacies, of the business cycle. It also allows professional officespersonal and professional services, -and. -retail uses nd i -s that are compatible with uses permitted within the zone and with uses in adjacent zones d - ,ne. Biomedical Overlay Zone= PLN -18-00016 May 2, 2018 - Page 7 L,1=156111 1 11 41,2, 111 � I E I Table 9.3.6. Commercial Zone Yard setbacks - minimum (feet) side street (abutting major roads) I_ d 10 20 15 street (abutting all other streets)° 5 5 5 Biomedical Overlay Zone= PLN -18-00016 May 2, 2018 - Page 8 97TTO =.- NR 20 n10 5 Il 15 26-10 Table 9.3.5. Commercial Zones Use Regulations (P = Permitted NP = Not Permitted C = Conditional Use Permit) Eating andEstablishments` _Drinking Bars, taverns, pubs, NP NP C C C NP Accessory `us`es micro -breweries w/ food such as billiards, and drink pool tables, darts, and game machines are also allowed. Financial, Professional Servlces and Office 'Uses Offices Does not include business and P P P P NP NP new and/or used professional vehicle brokers or medical and-depAal P P P P NP P wholesale offices Group Counselin NP NP P P C C Medical outpatient NP NP P P NP P services General Commercial Uses Biomedical Use NP NPNP NP P P gk Fax tepripA-and P P P P NP photocopy services Hotels NP NP C C C NRC Medical equipment aPA NP NP NP NP NP P Includes Gr#4epeft sales prostheses. Parking – surface and NP mP P C P NPC structure Passenger stations, NP NP P, p P NRC bus and rail Research and NP NP P C Development Schools, business, NP NP —C C C NOC professional, trade, technical or vocational Schools, medical NRC NP NP iPCNPC P Taxie�� G G G I G N -P L,1=156111 1 11 41,2, 111 � I E I Table 9.3.6. Commercial Zone Yard setbacks - minimum (feet) side street (abutting major roads) I_ d 10 20 15 street (abutting all other streets)° 5 5 5 Biomedical Overlay Zone= PLN -18-00016 May 2, 2018 - Page 8 97TTO =.- NR 20 n10 5 Il 15 26-10 SECTION 9318. MANUFACTURING ZONES. SECTION 9318.02. INTENT AND PURPOSE. (a) The intent and purpose ofthese Manufacturing Zone regulations iSto: (1) Provide appropriately located areas consistent with the General Plan for a broad range of manufacturing and service uses; CD Strengthenthe City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; CB Mi*rWiize the impact of manufacturing uses on adjacent, commercial and residential districts. (b) Purpose of the M-1 Zone. The PN -1 Zone is intended to provide an orderly development and grouping together of light manufacturing uses g9d appro date biorr n harmony with each other and the rest of the community. The provisions of this zone are designed to ensure that such uses will be protected from inharmonious uses and to minimize the undesirable effects ofheavy traffic orother operating characteristics. (o) Purpose mfthe M-2Zone. The yN-2 Zone ieintended toprovide for the orderly development of general manufacturing, research and development, wholesale and distribution, warehousing, biomedical uses that facilitate the -,growth of businesses during.,al stages,of the,busingaLgycle and other compatible uses within the community. The provisions of this zone are intended to ensure that industrial development will be protected from intrusion by inharmonious uses, that it will be provided with adequate space and accessory facilities, and that abutting non -industrial areas will be protected from potential conflicts with industrial development. Table g\3'3\Manufacturing Zones Use Regulations Use M-1 M-2 Notes and exceptions business and professional brokers or wholesale offices. _• I i6im '■ ..M . •ME i ! ■ ■ SECTION O' A nt standards for each base zone shall be t �••[Qlame •a fit• •,. #M • • • •; �• rt, • i lfl B • r (b) Financial Services (only when integrM6,djntoa 0MgpLtjq!pedic@Lus Biomedical Overlay Zone- PLN -18-00016 May 2, 2018 - Page 10 (d) Hospitals (e) Medical Eguipment Sales (0 Medical Outpatient Services (g) Office, Medical processes. (a) Qondifional Use Permits Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 11 Agenda Page 11 N Plannin (2) (d) Building Permits (1) For all buildin oermit actolications for a biomedical use as defined in this code. the City shall waive the General Plan Revision fee of .2%of the building's valuation. (2) The initial Building Permit Dian check fee shall include 4 reviews and shall not exceed 75% of the adopted Building, -Permit Fee Schedule. (3) The Ci shall reduce the Dical'Buildin Permit plan check review tirneframes b 2 days for each of the first two 2 -pian check reviews. Zoning lap Changes In order to implement this new zone, Staff is recommending five areas of the city to be included in the new biomedical overlay zone. These areas are outlined on the maps contained in Exhibit `B' of this report, but include areas surrounding the Rancho Los Amigos Hospital, PIH Downey Hospital, the Woodruff/Washburn Industrial Area, Kaiser Downey, and portions of Telegraph Road. DEVELOPMENT REVIEW COMMITTEE This request to amend the Zoning Code did not require DRC review. Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 12 ENVIRONMENTAL ANALYSIS In accordance with the provisions of the California Environmental Quality Act (CEQA), an Initial Study for Environmental Impacts was prepared for the proposed project. During this analysis, potential impacts from air quality, traffic, noise, and geology among others were reviewed. Upon completion of the initial study, it was found that the project would result in "no orless than significant impacts," resulting in a Negative Declaration. A copy of the Negative Declaration (ND) is attached to this report. There is a 21 -day public comment period on the proposed Negative Declaration, which started on April 12, 2018. The final day to comment will be at the public hearing on May 2, 2018. As of the date this report was printed, staff has not received any comments on the Negative Declaration. FINDINGS Pursuant to Municipal Code Section 9832.06, there are two (2) findings that must be adopted prior to the City approving the Zone Text Amendment. A discussion of the findings follows: A. The requested amendment is necessary and desirable for the development of the community and is in the interests or furtherance of the public health, safety, and general welfare. The proposed amendments will encourage the growth of the biomedical industry within the City of Downey. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. This Zone Text Amendment will boost job growth and spur economic development in the City. Job growth and economic development are two key factors that are desirable for the development of the community. Furthermore, the additionally biomedical uses allowed will not impact the surrounding residential uses, as the overlay zones are focused around the hospitals and industrial areas of the City. B. The proposed amendment is in general conformance with the General Plan. The proposed Zone Text Amendment will establish a new biomedical overlay zone, which is consistent with the goals and policies of the General Plan. Specifically, General Plan Goal 1.1 states, "Provide sufficient land areas for uses that serve the needs of residents, visitors, and businesses;" and Policy 1.1.3. states, "Provide an appropriate amount of land area for business and employment." This amendment will establish areas of the City that can accommodate the growth of biomedical businesses and increase the job force of the City. Additionally, General Plan Goal 1.3. states, "Address changes in land use and zoning trends." The biomedical field is one of the fastest growing industries in the country. This change will adjust the zoning to accommodate these new land uses. As of the date that this report was printed, staff has received one email from Chuckie Lyons (attached). Mr Lyons represents property on Firestone Blvd that will be incorporated in the overlay zone. In his email, Mr. Lyons expressed concerns about electromagnetic radiation, radioactive isotope contamination, and parking issues. Staff does not share the same concerns as Mr. Lyons has identified. Businesses that generate or utilize electromagnetic waves and Biomedical Overlay Zone PLN -18-00016 May 2, 2018 - Page 13 0 - 1 0 .. , • radioactive isotopes are required to comply with the relevant Federal and State regulations. Furthermore, all businesses in the City of Downey are required to comply with the parking regulations set forth in the Municipal Code. CONCLUSION Based on the analysis contained within this report, the Biomedical Phase 2, 3, and 4 reports (distributed to the Planning Commission on April 4, 2018), and the attached Initial Study, staff is concluding that establishing a Biomedical Overlay Zone would be beneficial to the City. Staff further believes both required finding can be made in a positive manner. As such, staff is recommending that the Planning Commission recommend the City Council adopt a Negative Declaration, approve a Zone Text Amendment and amend the Zoning Map to establish a new Biomedical Overlay Zone. EXHIBITS A. Draft Planning Commission Resolution B. Biomedical Overlay Zone Maps C. CEQA Initial Study D. Correspondence received from Mr. Chuckie Lyons; Biomedical Overlay Zone - PLN -18-00016 May 2, 2018 - Page 14 8 C#ybfDownq STAFF REPORT PLANNING DIVISION DATE: APRIL 4, 2018 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOP EN REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER PREPARED BY: DAVID BLUMENTHAL, CITY PLANN:4�e� SUBJECT: ZONE TEXT AMENDMENT FOR CREATION OF A BIOMEDICAL OVERLAY ZONE The biomedical industry is one of the fastest growing job sectors in Southern California. This not only includes medical offices and care facilities, but also includes all of the necessary support industries (manufacturing, research and development, education, pharmaceutical, etc.). In order to capitalize on Downey's centralized location in the region and the three existing hospitals, the Mayor and City Council have made it a goal to attract new biomedical businesses to the City. As such, City staff was directed to procure the services of an outside consultant to prepare a biomedical overlay zone that enhances the existing Zoning Code and provides a catalyst to increasing biomedical businesses in Downey. In April 2016, the City issued a Request for Proposal (RFP) to elicit proposals from professional planning firms for the aforementioned services. At the conclusion of the competitive process, the City Council approved a professional service agreement with Civic Solutions to study and prepare the necessary code amendments to achieve the Council's goal. Civic Solutions provided a multi -phase scope of work that includes the following: Phase 1 — project initiation and coordination; Phase 2 — research of bio -medical land use; Phase 3 — evaluation of the Downey's existing Hospital -Medical Arts (H -M) zone and conducting a bio -medical assessment; and, Phase 4 — preparation of a new biomedical overlay zone. The reports that have been generated as a result of Phases 2, 3, and 4 are attached hereto. On March 15, 2017, staff and Civic Solutions presented the Phase 2 - Research Summary Report to the Planning Commission. This included a summary of the research that was completed and how Downey could benefit from having a Biomedical Overlay zone. Attached to this report, staff is redistributing the Phase 2 report; as well as, distributing the Phase 3 and Phase 4 reports to the Planning Commission. Staff and Civic Solutions will provide a presentation of the findings of these reports at the study session. I Civic Solutions has researched the key issues related to the biomedical industry, interviewed other jurisdictions that have a cluster of biomedical businesses, Downey's hospitals, local r-IMMM"ITMIMe-5 universities, regional hospitals; identified Downey's strengths and weaknesses, and interviewed biomedical stakeholders and experts. Based on this research, they found: 1. The biomedical field is highly sought after acrossthe nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry. 2. The City has the basic attributes desired by most biomedical uses. These include upgraded utilities and fiber optic networks, ready access to large employment and patient bases, existing hospital facilities, including the renowned Rancho Los Amigos National Rehabilitation Center, underdeveloped land with potential for redevelopment and proximity to biomedical clusters in Los Angeles, Orange and San Diego counties. 3. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan. 4. The City of Downey's biomedical potential is limited by a lack of vacant land. Being built -out, there is a lack of available vacant land for firms seeking to "build fresh." Instead, new facilities will require either the conversion of older structures or the razing of previously developed sites. 5. Cities with significant biomedical clusters across the United States provide a broad platform of incentives to attract biomedical uses. Zoning to facilitate and encourage biomedical uses is one of several incentives used to attract biomedical uses, but additional incentives are typically needed. A biomedical business is one that is associated with medical or biological research, analysis, testing and manufacturing of medical products and equipment. The draft text amendments are attached as Exhibit 'A'. They add new definitions to the Municipal Code, adjust the permitted use tables to accommodate the new overlay zone, and add a new Section 9326 for the Biomedical Overlay Zone (BIO) to the Municipal Code. The intent of these changes is to add flexibility to existing properties that will encourage the development and growth of biomedical businesses. Staff is recommending five areas of the city to be included in the new biomedical overlay zone. These areas are outlined on the maps contained in Exhibit 'B' of this report, but include areas surrounding the Rancho Los Amigos Hospital, PIH Downey Hospital, the Woodruff/Washburn Industrial Area, Kaiser Downey, and portions of Telegraph Road. Staff is seeking the public and the Planning Commission's input on the draft language and proposed overlay areas. Based on the input, Staff will make the necessary changes to the draft code and return to the Planning Commission in a public hearing for consideration of the Zone Text Amendment. A. Phase 2 Report, dated April 6, 2017 B. Phase 3 Report, dated November 8, 2017 C. Phase 4 Report, dated March 23, 2018 Biomedical Overlay Zone Study March 15, 2017 - Page 2 Agenda Page 2 D. Draft Code Changes E. Biomedical Overlay Zone Maps Biomedical Overlay Zone Study March 15, 2017 Page 3 e El� C4*00*n i OW lig U060; . a0 Roo, i 0 :1 IIK7 DATE: MARCH 15, 2017 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT *' REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER OP PREPARED BY: DAVID BLUMENTHAL, PRINCIPAL PLANNER SUBJECT: BIOMEDICAL OVERLAY ZONE STUDY One of the fastest growing job sectors is the bio -medical industry. This not only includes medical offices and care facilities, but also includes all the necessary support industries (manufacturing, research and development, education, pharmaceutical, etc.). In order to capitalize on Downey's centralized location in the region and the three existing hospitals, the Mayor and City Council have made it a goal to attract new biomedical businesses to the City. As such, City staff was directed to procure the services of an outside consultant to prepare a biomedical overlay zone that enhance the existing Zoning Code and provide a catalyst to increasing biomedical businesses in Downey In April 2016, the City issued a RFP to elicit proposals from professional planning firms for the aforementioned services. At the conclusion of the competitive process, the City Council approved a professional service agreement with Civic Solutions to study and prepare the necessary code amendments to achieve the Council's goal. Civic Solutions scope of work includes a five -phase work plan. Phase 1 is the project initiation and coordination. Phase 2 is research of bio -medical land use. This will included interviewing hospitals, universities, and other bio -medical facilities to determine growth needs and facility requirements. Phase 3 is an evaluation of the Downey's existing Hospital -Medical Arts (H -M) zone and conducting a bio- medical assessment. Phase 4 includes preparation of the new biomedical overlay zone and any other related zoning code changes needed to support the overlay. Phase 5 is the public outreach and presentations of the study to the Planning Commission and City Council. I N F. -fell mcj_ Since beginning the project7 Civic Solutions has been researching key issues re ate to the biomedical industry, interviewing: other jurisdictions that have a cluster of biomedical businesses, Downey's hospitals, local universities, regional hospitals; identifying Downey's strengths and weaknesses, and interviewing biomedical stakeholders and experts. The have now completed Phase 2 of the project and are ready to present their key findings to the Planning Commission. While the full report is attached to this agenda mem07 a summary of thl; initial findings are: 1. The biomedical field is highly sought after across the nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry. 2. The City has the basic attributes desired by most biomedical uses. These include upgraded utilities and fiber optic networks, ready access to large employment and patient bases, existing hospital facilities, including the renowned Rancho Los Amigos National Rehabilitation Center, underdeveloped land with potential for redevelopment and proximity to biomedical clusters in Los Angeles, Orange and San Diego counties. 3. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan. 4. The City of Downey's biomedical potential is limited by a lack of vacant land. Being built -out, there is a lack of available vacant land for firms seeking to "build fresh." Instead, new facilities will require either the conversion of older structures or the razing of previously developed sites. 5. Cities with significant biomedical clusters across the United States provide a broad platform of incentives to attract biomedical uses. Zoning to facilitate and encourage biomedical usesisone of several incentives used to attract biomedical uses, but additional incentives are typically needed. In considering these findings, staff is seeking Planning Commission's feedback. This feedback, along with the City Council's feedback, will allow Civic Solutions to proceed with Phases 3 and 4 of the project. In the next phases of the project, Civic Solutions will assess the City's existing ordinances and prepare appropriate recommendations to amend the Zoning Code. Once the amendments are prepared, staff will return to the Planning Commission and City Council through public hearings for the amendments to be considered. A. Draft Research Summary Report, Dated January 9, 2017 Biomedical Overlay Zone Study March 15, 2017 - Page 2 TO: •- VASQUEZ AND MEMBERS OF FROM: OFFICE OF ra E. SCHINDLER,DIRECTOR COMMUNITYDEVELOPMENT DATE: BIOMEDICAL OVERLAY ZONESTUDY RECOMMENDATION That the City Council receive and file the biomedical research draft report. BACKGROUND One of the fastest growing job sectors is the bio -medical industry. This not only includes medical offices and care facilities, but also includes all the necessary support industries (manufacturing, research and development, education, pharmaceutical, etc.). In order to capitalize on Downey's centralized location in the region and the three existing hospitals, the Mayor and City Council have made it a goal to attract new biomedical businesses to the City. As such, City staff was directed to procure the services of an outside consultant to prepare a biomedical overlay zone that enhance the existing Zoning Code and provide a catalyst to increasing biomedical businesses in Downey In April 2016, the City issued a RFP to elicit proposals from professional planning firms for the aforementioned services. At the conclusion of the competitive process, the City Council approved a professional service agreement with Civic Solutions to study and prepare the necessary code amendments to achieve the Council's goal. Civic Solutions scope of work includes a five -phase work plan. Phase 1 is the project initiation and coordination. Phase 2 is research of bio -medical land use. This will included interviewing hospitals, universities, and other bio -medical facilities to determine growth needs and facility requirements. Phase 3 is an evaluation of Downey's existing Hospital -Medical Arts (H -M) zone and conducting a bio -medical assessment. Phase 4 includes preparation of the new biomedical overlay zone and any other related zoning code changes needed to support the overlay. Phase 5 is the public outreach and presentations of the study to the Planning Commission and City Council. DISCUSSION Since beginning the project, Civic Solutions has been researching key issues related to the biomedical industry, interviewing: other jurisdictions that have a cluster of biomedical businesses, Downey's hospitals, local universities, regional hospitals; identifying Downey's strengths and weaknesses, and interviewing biomedical stakeholders and experts. The have now completed Phase 2 of the project and are ready to present their key findings to the City Attachment "I" ill MARCH 14, 2017 Council. While the full report is attached to this agenda memo, a summary of the inigial findings are: 1. The biomedical field is highly sought after across the nation. Many jurisdictions, large and small, have incorporated incentives into their Zoning and/or Economic Development portfolios to attract this industry. 2. The City has the basic attributes desired by most biomedical uses. These include upgraded utilities and fiber optic networks, ready access to large employment and patient bases, existing hospital facilities, including the renowned Rancho Los Amigos National Rehabilitation Center, underdeveloped land with potential for redevelopment and proximity to biomedical clusters in Los Angeles, Orange and San Diego counties. 3. The Greater Los Angeles area is an emerging bioscience hub and Downey is already part of that cluster. The County of Los Angeles is actively pursuing development of bioscience clusters around the County, with Downey's Rancho Los Amigos identified as one of a handful of sites critical to the Los Angeles County Biosciences Master Plan. 4. The City of Downey's biomedical potential is limited by a lack of vacant land. Being built -out, there is a lack of available vacant land for firms seeking to "build fresh." Instead, new facilities will require either the conversion of older structures or the razing of previously developed sites. 5. Cities with significant biomedical clusters across the United States provide a broad platform of incentives to attract biomedical uses. Zoning to facilitate and encourage biomedical uses is one of several incentives used to attract biomedical uses, but additional incentives are typically needed. In considering these findings, staff is seeking City Council's feedback. This feedback, along with the Planning Commission's feedback, will allow Civic Solutions to proceed with Phases 3 and 4 of the project. In the next phases of the project, Civic Solutions will assess the City's existing ordinances and prepare appropriate recommendations to amend the Zoning Code. Once the amendments are prepared, staff will return to the Planning Commission and City Council through public hearings for the amendments to be considered. FISCALIMPACT There is no fiscal impact associate with this report. Attachments: "A Draft Research Summary Report, Dated January 9, 2017 19 -David Blumenthal From: rhuckieLyons <chuckie@lymnsandkmnsnet> Sent: Tuesday, April Z7,2OI82:28P&4 To: David Blumenthal / Cc: Christiana Macer Garcia (christiana@charlielyonsproperties.com); Celeste Lyons Macer (ce|este@char|ie|yonspropertieszom);[har|es Lyons (chades@chadie|yonspropertieszom);Cathy Graham " (cathy@charlielyonsproperties.com); Cynthia Lyons; Ari Lyons; Sarah Ott; Cartozian, Kirk (kirk@cartozian|nc.com); Mario Guerra Scanlon, Guerra, Jacobsen &Burke (mguerra@downeycaorg) Subject; April 12, 2018 Office Notice of Hearing to establish a biomedical overlay zone Please send methe suggested use code changes for our further review. Please relay my family's concern that we oppose medical uses which create the following issues: 1 Electromagnetic radiation. 2. Radioactive isotope contamination. 3. Parking issues due toonsite patient care (parking). 4. Parking issues and other negatives due to extreme handicapped patient care for uses such as onsite dialysis. Chuckie Lyons Lyons and Lyons Properties .4VA|\/\H}f*": RT|F� 1 Attachment "J" April 26, 2018 RECEIVED Ref. Doc. No.: 4539402 PLANNING Mr. David Blumenthal City of Downey >, 0 Downey, CA 90241-7016 Dear lvlr. Blumenthal: Comment ,ettei- for Code Text Amendment tPLN-18- 001,t This is in reply to your notice, which was received by the Sanitation Districts of Los Angeles County(Districts) on April 16, 2018. The City of Downey is located within the jurisdictional boundaries of Districts Nos. 2 and 18. We offer the following comment: Projects proposing to discharge industrial wastewater may require a Districts' permit for Industrial Wastewater Discharge.- Project developers should contact the Districts' Industrial Waste Section at (562)908-4288, extension 2900, in order to determination on this matter. If this permit is necessary;_ project developers will be required to forward copies of final plans and supporting information for the proposed project to the Districts for review and approval before beginning project construction. For additional Industrial Wastewater Discharge Permit information, go to tce�,tter/indostfi4lwaste/l�ei tt�iiµt�P. If you have any questions, please contact the undersigned at (562) 908-4288, extension 2717. Very truly yours, Adriana laza' Customer Service Specialist FacilitiesPlanning Department cc: L. Smith DOC: H4557579 D0218 Val .:.._.:,a: . .. !ac an!©K "