HomeMy WebLinkAbout2. PLN-18-00102 - 7224 FlorenceSTAFF REPORT
PLANNING DIVISION
DATE: JUNE 19, 2019
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: CRYSTAL LANDAVAZO, CITY PLANNER
PREPARED BY: ALFONSO HERNANDEZ, SENIOR PLANNER
SUBJECT: PLN-18-00102 (SITE PLAN REVIEW, ZONE CHANGE) – A REQUEST TO
CONSTRUCT A 12 UNIT MULTI-FAMILY DEVELOPMENT AND TO
CHANGE THE ZONING FROM P-B (PARKING BUFFER) TO R-3
(MULITPLE-FAMILY RESIDENTIAL)
LOCATION: 7224 FLORENCE AVENUE
ZONING: R-3 (MULTIPLE-FAMILY RESIDENTIAL) & P-B (PARKING BUFFER)
REPORT SUMMARY
This is a request for a Site Plan Review (SPR) to construct a twelve unit multifamily
development. The project will consist of six separate three-story buildings, each building
designed with two side-by-side units of 1,701 square feet. In conjunction with this application, a
Zone Change is requested to remove the zoning designation of P-B (Parking Buffer) from the
rear 46 feet of the property and convert the entire lot to R-3 (Multiple-Family Residential).
Based on the analysis contained in this report, staff is recommending the Planning Commission
adopt the following titled resolutions:
1.A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A SITE PLAN REVIEW (PLN-18-00102), THEREBY
ALLOWING THE CONSTRUCTION OF TWELVE 1,701 SQUARE FOOT
RESIDENTIAL UNITS LOCATED AT 7224 FLORENCE AVENUE
2.A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY RECOMMENDING THAT THE CITY COUNCIL APPROVE A
ZONING MAP AMENDMENT (PLN-18-00102), THEREBY CHANGING THE
ZONING DESIGNATION OF THE SOUTH 46 FEET OF THE PROPERTY
FROM P-B (PARKING BUFFER) TO R-3 (MULTIPLE-FAMILY
RESIDENTIAL) LOCATED AT 7224 FLORENCE AVENUE
PC AGENDA PAGE 1
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 2
BACKGROUND
The site is currently developed with six buildings consisting of six separate dwelling units. The
units vary in size with the smallest dwelling at 776 square feet and the largest at 956 square
feet. Construction of all units was completed in 1955, and no major renovations have occurred
since that time. The site is currently non-conforming as it relates to side and rear setbacks,
parking, and landscaping.
Overall, the site is a .72 acre interior lot. It is within the city’s R-3 (Multiple-Family Residential)
zone, and has a General Plan land use designation of Medium Density Residential. The site is
accessible via a “frontage road” (or side road) branching out from Florence Avenue. The subject
site is surrounded by single-family dwellings zoned R-1 to the south, and multifamily uses in the
adjacent R-3 zones to the east and west. To the east of the property is the Rio Hondo River and
Florence Avenue overpass. Lastly, the parcel located to the north is zoned C-2, but occupied by
apartment buildings.
On June 28, 2018 the applicant filed a request for a Site Plan Review and Zone Change.
Subsequently, the applicant was issued an incomplete letter on July 26, 2018. A complete letter
was issued on November 21, 2018, but later deemed incomplete again, with the permission of
the applicant, in order to correct the design of the building. A final complete letter was issued on
June 5, 2019. On June 5, 2019, notice of the pending public hearing was published in the
Downey Patriot and mailed to all property owners within 500 feet of the subject property.
Existing Front Elevation Along Florence Avenue
DISCUSSION
Site Plan Review
The Site Plan Review includes evaluations to the proposed site changes, landscaping, and
compliance with the Downey Municipal Code. The proposed development includes demolition of
the existing buildings onsite and the construction of twelve dwelling units. The proposed units
will be located within six separate three-story buildings, each with two side-by-side 1,701 square
foot dwelling units. Each dwelling unit will also include a 400 square foot two-car garage, 110
square feet of storage, and a 67 square foot balcony.
PC AGENDA PAGE 2
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 3
Overall, the site will have a total habitable space of 26,532 square feet. The project will also
include 6,094 square feet of landscape area, two separate recreational areas with amenities,
and six guest parking spaces (30 parking spaces overall).
Major development standards for this project are as follows:
Standard Zoning Code
Standards
Proposed
Lot Coverage 50% 25.23%
Building Height 35 ft. / 3 stories 35 ft. / 3 stories
Setbacks:
Front
Rear (3 story building abutting
an R-1)
Side
15 ft. Min.
46 ft. Min.
5 ft. Min.
17 ft.
94 ft. 2 in.
5 ft.
Parking 30 Spaces
(24 covered,
6 guest parking)
30 spaces
(24 covered,
6 guest parking)
All elements of the proposed Site Plan Review are in compliance, or are conditioned to comply,
with the Downey Municipal Code.
Architecture
The proposed design for all buildings is most closely associated with craftsman style
architecture. All buildings are designed nearly identical in terms of material and interior layout,
but some deviation does exist within the exterior elevations. The units fronting the street are
designed to be oriented towards Florence Avenue, unlike the other units which are oriented to
the interior of the lot. Two separate color patterns will be used throughout to provide added
deviation among the six separate buildings.
The building materials include a weathered brick veneer entirely around the first floor and at the
second floor for the front and outer side elevations (Rough “Heritage” Texture Brick; Color:
“Autumn Lane”). All other façade elevations, including the entire third floor, will consist of
horizontal hardiplank made to look like wood siding (Smooth Texture; Color: “Artichoke” and
“Rocky River”). The buildings will incorporate accent features such as recessed windows,
tapered columns, rafter tails, exposed beams, and planter boxes to further enhance modulation
on the buildings.
PC AGENDA PAGE 3
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 4
Front Elevation (Facing Florence Ave.) Rear Elevation
Interior Side Elevation
Outer Side Elevation
PC AGENDA PAGE 4
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 5
Zone Change
The site currently consists of two zoning designations, R-3 and P-B (for the rear 46 feet). The
zone change is requested to eliminate the P-B zone and designate the entire lot as an R-3
zone. The R-3 designation is consistent with the adjacent lots facing Florence Avenue. The
proposed zoning is also consistent with the General Plan land use designation (Medium Density
Residential) for the site.
The P-B zone is identified as obsolete within the City’s Zoning Map and holds no applicable
provisions upon the subject property. Standards previously applicable to the P-B zone were
eliminated as part of a previous comprehensive update to the Zoning Ordinance, on October 14,
2008. Although the zone was eliminated from the code, modifications were not made to the
zoning map and the map still contains the P-B zones. This application is an effort to amend the
City’s Zoning Map to achieve consistency with the Downey Municipal Code and General Plan.
DEVELOPMENT REVIEW COMMITTEE
On July 26, 2018, the Development Review Committee (DRC) discussed and evaluated the
project as it pertains to Planning, Police, Fire, Public Works, and Building and Safety matters.
The Fire Department expressed concerns regarding fire access to the site, and protection of the
site. Therefore, the applicant is conditioned to locate a fire hydrant on site and include a truck
turnaround at the rear of the property. No other departments expressed concerns or opposition
over the project, and issued standard conditions. Recommended conditions of approval have
been included in the attached Resolution to address potential impacts.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed Site Plan Review for compliance with the California
Environmental Quality Act (CEQA). Upon completion of this review, staff has determined that
this request is categorically exempt from CEQA, pursuant to Guideline Section No. 15332
(Class 32 – In-Fill Development Projects). Class 32 exemptions consist of projects: consistent
with the City’s General Plan and Municipal Code, on a site no greater than five (5) acres and
surrounded by urban uses, with no value as a habitat for threatened species, in which an
approval would not result in any significant impacts, and the site can be adequately served by
all required utilities.
FINDINGS
Pursuant to Municipal Code Section 9820.08, there are seven (7) findings that must be adopted
prior to approving the Site Plan Review. The findings are as follows:
A. That the site plan is consistent with the goals and polices embodied in the
General Plan and other applicable plans and policies adopted by the Council;
The project is consistent with all applicable goals and policies specified in the City’s
General Plan and policies adopted by the City Council. In addition, the project’s objective
to revitalize the site helps achieve various long-term goals. Specifically, the following
policies are promoted by the Site Plan Review:
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
PC AGENDA PAGE 5
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 6
The proposed architecture is a significant upgrade from the existing facilities on site, and
is compatible in terms of use with surrounding properties although it will be newer than
most developments within its proximity. The redevelopment of this site has the potential
of serving as an example of higher quality architecture for future developments within the
city.
B. That the proposed development is in accordance with the purposes and
objectives of this article and the zone in which the site is located;
The purpose of the R-3 (Multiple-Family Residential) zone, as stated in the Downey
Municipal Code, “is intended to provide for the development of multiple-family residential
living areas compatible with the neighborhood environment and outdoor recreation
potential of the community. Such areas are envisioned as being located and designed to
be complementary to adjacent uses and at the same time provide suitable space for
multiple-family living quarters.” The proposed application is in full conformance with the
objectives stated above.
C. That the proposed development’s site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City;
The proposed design of the project will integrate harmoniously with this area by
providing aesthetically pleasing architecture and landscaping. The renovations to the site
serve as a significant upgrade from the existing facilities. In addition, the streetscape will
be enhanced as well as the transition from the street onto the site through the proposed
landscaping, pedestrian access, and upgraded driveway and driveway approach.
D. That the site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effects of the development from the
view of the public streets;
The site design and overall integration of the landscaping, building orientation, and
driveway access was well-envisioned by the applicant. The landscaping around the front
building façades creates a nice transitional buffer between the residences and the public
right of way and streets, particularly Florence Avenue. Exterior light lamps are carefully
placed on the garage entrance and the front porch to ensure both vehicles and
pedestrians are able to move around the site in a safe manner. This project also
incorporates a decorative paved driveway entrances to the subject site, thus preventing
a long barren driveway with no visual appeal.
E. That the proposed development will improve the community appearance by
preventing extremes of dissimilarity or monotony in new construction or in
alterations of facilities;
The proposed project reflects true craftsman style architecture, and reflects a high
quality of architectural design. In addition, it is staff’s opinion that the proposed
architectural style is neither dissimilar nor monotonous from other buildings in the area
and this project will upgrade the overall appearance of the site and, in turn, improve the
community appearance. Lastly, this proposed development will be keeping with the
PC AGENDA PAGE 6
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 7
quality of design recently approved projects within the city, but will not mimic those
improvements.
F. That the site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying
betterment of conditions affecting the public health, safety, comfort, and welfare;
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties in terms of use and density although it will be
newer than most developments within its proximity. In addition, the redevelopment of this
site has the potential of serving as an example for higher quality architecture for future
developments within the City of Downey. Lastly, the operational procedures of the
proposed development are also conditioned in an effort to ensure that any potential
effects in public health, safety, comfort and general welfare are mitigated as much as
possible.
G. That the proposed development’s site plan and its design features will include
graffiti-resistant features and materials in accordance with the requirements
of Section 4960 of Chapter 10 of Article IV of this Code;
The project has been conditioned to meet the requirements specified in Section 4960 of
the Downey Municipal Code. Section 4960 discusses the installation of anti-graffiti
materials and the appropriate allotted time limit for the removal of graffiti.
Pursuant to Municipal Code Section 9824.06, there are five (5) findings that must be adopted
prior to approving the Zone Change. The findings are as follows:
A. That the zone change is necessary and desirable for the development of the
community in harmony with the objectives of the General Plan and this chapter
and is in the interests or furtherance of the public health, safety, and general
welfare.
The City Council adopted a comprehensive update to the Zoning Ordinance, on October
14, 2008, which eliminated the P-B (Parking Buffer) zoning category. The change of
zone from P-B to R-3 (Multiple-Family Residential) will make the zoning of the site not
only consistent with the current Zoning Code but also with the General Plan, as the
General Plan Land Use designation of the site is Medium Density Residential.
Furthermore, the change in zoning for this property does not grant the subject property
any added liberties it did not previously already have. Therefore, with this action there is
no opportunity to negatively affect the public health, safety, or general welfare of the
community.
B. That the zone change will be compatible and complementary to existing
conditions and adjoining property in the surrounding area.
The site is currently comprised of two separate zones, R-3 and P-B for the rear 46’ feet
of the lot. The intent of the zone change is to remove the P-B and provide one consistent
zoning designation of R-3 for the entire site. This is ultimately compatible with the
existing and proposed use on the subject property. It is also compatible with the
surrounding area, as nearby properties located to the north and south on Florence
Avenue are zoned R-3 or are currently developed multifamily uses.
PC AGENDA PAGE 7
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 8
C. That the site is adequate in size to accommodate the uses permitted in the zone
requested and that all applicable property development standards can be
complied with.
The .72 acre site is substantially greater than the minimum required lot size of 10,000
square feet for the R-3 zone. The minimum lot size is established in part to ensure sites
can appropriately meet development standards and accommodate allowed uses.
Furthermore, this proposed development will comply with all applicable development
standards.
D. That the site properly relates to streets and highways designed and fully improved
to carry the type and quantity of traffic that is expected to be generated in the area
and that utilities exist or are planned which will adequately serve the property as
rezoned.
The zone change does not alter the existing development potential of the site because
the R-3 (Multiple-Family Residential) zone already exists for the majority of the lot. The
R-3 zone is also present among adjacent properties facing Florence Avenue. Therefore,
the existing streets are already designed to accommodate the traffic generated by
multifamily developments. The same is true of existing utilities and other infrastructure.
E. That the proposed zone change is in general conformance with the General Plan
and General Plan land use designation for the parcel.
The zone change will eliminate the current inconstancy between the zoning code and
the zoning map and General Plan. The entire property will now be zoned R-3 (Multiple-
Family Residential) as it is intended per the General Plan.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
CONCLUSION
Based on the analysis contained within this report, staff is concluding that the proposed Site
Plan Review and Zone Change (PLN-18-00102) aim to enhance the site and surrounding area,
and in addition will not create significant adverse effects to adjoining properties. Furthermore,
staff is concluding that all findings required for approval can be made in a positive manner. As
such, staff is recommending that the Planning Commission approve the application (PLN-18-
00102), thereby approving a twelve unit multifamily development.
EXHIBITS
A. Maps
B. Draft Resolutions
C. Project Plans
PC AGENDA PAGE 8
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 9
Location
Aerial Photograph
Subject Property
PC AGENDA PAGE 9
Site Plan Review & Zone Change - PLN-18-00102
June 19, 2019 - Page 10
Zoning
PC AGENDA PAGE 10
RESOLUTION NO. 19-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY RECOMMENDING THAT THE CITY COUNCIL APPROVE A
ZONING MAP AMENDMENT (PLN-18-00102), THEREBY CHANGING THE
ZONING DESIGNATION OF THE SOUTH 46 FEET OF THE PROPERTY
FROM P-B (PARKING BUFFER) TO R-3 (MULTIPLE-FAMILY
RESIDENTIAL) LOCATED AT 7224 FLORENCE AVENUE
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. On June 28, 2018, the applicant filed a request for Site Plan Review and Zone
Change (PLN-18-00102) to construct twelve new dwelling units and the change
the zone from P-B (Parking Buffer) to R-3 (Multiple-Family Residential); and,
B. On July 26, 2018, the applicant was issued a letter deeming the application
incomplete; and,
C. On November 21, 2018, the application was deemed complete after all required
documents were submitted and reviewed; and,
D. On January 24, 2019, the application was again deemed incomplete with
permission from the applicant; and,
E. On June 6, 2019, the application was deemed complete after all required
documents were submitted and reviewed; and,
F. On June 6, 2019, a notice of the public hearing was sent to all property owners
within 500’ of the subject site and the notice was published in Downey Patriot;
and,
G. The Planning Commission held a duly noticed public hearing on June 19, 2019,
and after fully considering all oral and written testimony, facts, and opinions
offered at the aforesaid public hearing adopted this resolution.
SECTION 2. The Planning Commission further finds, determines, and declares that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is exempt from CEQA, pursuant to Guideline Section 15061 (b)(3).
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Zone Change, the Planning Commission further finds,
determines and declares that:
A. The zone change is necessary and desirable for the development of the
community in harmony with the objectives of the General Plan and this chapter
and is in the interests or furtherance of the public health, safety, and general
welfare. The City Council adopted a comprehensive update to the Zoning
PC AGENDA PAGE 11
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 2
Ordinance, on October 14, 2008, which eliminated the P-B (Parking Buffer)
zoning category. The change of zone from P-B to R-3 (Multiple-Family
Residential) will make the zoning of the site not only consistent with the current
Zoning Code but also with the General Plan, as the General Plan Land Use
designation of the site is Medium Density Residential. Furthermore, the change
in zoning for this property does not grant the subject property any added liberties
it did not previously already have. Therefore, with this action there is no
opportunity to negatively affect the public health, safety, or general welfare of the
community.
B. The zone change will be compatible and complementary to existing conditions
and adjoining property in the surrounding area. The site is currently comprised of
two separate zones, R-3 and P-B for the rear 46’ feet of the lot. The intent of the
zone change is to remove the P-B and provide one consistent zoning designation
of R-3 for the entire site. This is ultimately compatible with the existing and
proposed use on the subject property. It is also compatible with the surrounding
area, as nearby properties located to the north and south on Florence Avenue
are zoned R-3 or are currently developed multifamily uses.
C. The site is adequate in size to accommodate the uses permitted in the zone
requested and complies with all applicable property development standards. The
.72 acre site is substantially greater than the minimum required lot size of 10,000
square feet for the R-3 zone. The minimum lot size is established in part to
ensure sites can appropriately meet development standards and accommodate
allowed uses. Furthermore, this proposed development will comply with all
applicable development standards.
D. The site properly relates to streets and highways designed and fully improved to
carry the type and quantity of traffic that is expected to be generated in the area
and that utilities exist or are planned which will adequately serve the property as
rezoned. The zone change does not alter the existing development potential of
the site because the R-3 (Multiple-Family Residential) zone already exists for the
majority of the lot. The R-3 zone is also present among adjacent properties
facing Florence Avenue. Therefore, the existing streets are already designed to
accommodate the traffic generated by multifamily developments. The same is
true of existing utilities and other infrastructure.
E. The proposed zone change is in general conformance with the General Plan and
General Plan land use designation for the parcel. The zone change will eliminate
the current inconstancy between the zoning code and the zoning map and
General Plan. The entire property will now be zoned R-3 (Multiple-Family
Residential) as it is intended per the General Plan.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this resolution,
the Planning Commission of the City of Downey hereby recommends that the City Council
approve a zone change (PLN-18-00102) and update the Comprehensive Zoning Map to rezone
the subject property to R-3 (Multiple-Family Residential), as outlined in Exhibit A of this
resolution.
PC AGENDA PAGE 12
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 3
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 19th day of June, 2019.
Steven Dominguez, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
Commission of the City of Downey at a regular meeting thereof, held on the 19th day of June,
2019, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC AGENDA PAGE 13
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 4
EXHIBIT A
Existing Zoning
Proposed Zoning
P-B
PC AGENDA PAGE 14
RESOLUTION NO. 19-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING A SITE PLAN REVIEW (PLN-18-00102), THEREBY ALLOWING THE
CONSTRUCTION OF TWELVE 1,701 SQUARE FOOT RESIDENTIAL UNITS
LOCATED AT 7224 FLORENCE AVENUE
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. On June 28, 2018, the applicant filed a request for Site Plan Review and Zone
Change (PLN-18-00102) to construct twelve new dwelling units and the change
the zone from P-B (Parking Buffer) to R-3 (Multiple-Family Residential); and,
B. On July 26, 2018, the applicant was issued a letter deeming the application
incomplete; and,
C. On November 21, 2018, the application was deemed complete after all required
documents were submitted and reviewed; and,
D. On January 24, 2019, the application was again deemed incomplete with
permission from the applicant; and,
E. On June 6, 2019, the application was deemed complete after all required
documents were submitted and reviewed; and,
F. On June 6, 2019, a notice of the public hearing was sent to all property owners
within 500’ of the subject site and the notice was published in Downey Patriot;
and,
G. The Planning Commission held a duly noticed public hearing on June 19, 2019,
and after fully considering all oral and written testimony, facts, and opinions
offered at the aforesaid public hearing adopted this resolution.
SECTION 2. The Planning Commission further finds, determines and declares that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is categorially exempt from CEQA, pursuant to Guideline Section 15332 (Class 32,
In-Fill Development Projects). Class 32 consists of projects that are consistent with the General
Plan and zoning, on a site that is less than five acres and does not have any protected habitat,
and can be adequately served by utilities. The proposed project meets all of these
requirements, thus qualifies for a Class 32 exemption.
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Site Plan Review, the Planning Commission further finds,
determines and declares that:
A. The site plan is consistent with the goals and polices embodied in the General
Plan and other applicable plans and policies adopted by the Council. In addition,
the project’s objective to revitalize the site helps achieve various long-term goals.
Specifically, the following policies are promoted by the Site Plan Review:
PC AGENDA PAGE 15
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 2
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
The proposed architecture is a significant upgrade to the existing facilities on site,
and is compatible in terms of use with surrounding properties although it will be
newer than most developments within its proximity. The redevelopment of this
site has the potential of serving as an example of higher quality architecture for
future developments within the city.
B. The proposed development is in accordance with the purposes and objectives of
this article and the zone in which the site is located. The purpose of the R-3
(Multiple-Family Residential) zone, as stated in the Downey Municipal Code, “is
intended to provide for the development of multiple-family residential living areas
compatible with the neighborhood environment and outdoor recreation potential
of the community. Such areas are envisioned as being located and designed to
be complementary to adjacent uses and at the same time provide suitable space
for multiple-family living quarters.” The proposed application is in full
conformance with the objectives stated above.
C. The proposed development’s site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City. The proposed design of the project will integrate
harmoniously with this area by providing aesthetically pleasing architecture and
landscaping. The renovations to the site serve as a significant upgrade from the
existing facilities. In addition, the streetscape will be enhanced as well as the
transition from the street onto the site through the proposed landscaping,
pedestrian access, and upgraded driveway and driveway approach.
D. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effects of the development from the
view of the public streets. The site design and overall integration of the
landscaping, building orientation, and driveway access was well-envisioned by
the applicant. The landscaping around the front building façades creates a nice
transitional buffer between the residences and the public right of way and streets,
particularly Florence Avenue. Exterior light lamps are carefully placed on the
garage entrance and the front porch to ensure both vehicles and pedestrians are
able to move around the site in a safe manner. This project also incorporates
decorative stamped concrete at the driveway entrances to the subject site, thus
preventing a long barren driveway with no visual appeal.
E. The proposed development will improve the community appearance by
preventing extremes of dissimilarity or monotony in new construction or in
alterations of facilities. The proposed project reflects true craftsman style
architecture, and reflects a high quality of architectural design. In addition, it is
staff’s opinion that the proposed architectural style is neither dissimilar nor
monotonous from other buildings in the area and this project will upgrade the
overall appearance of the site and, in turn, improve the community appearance.
PC AGENDA PAGE 16
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 3
Lastly, this proposed development will be keeping with the quality of design
recently approved projects within the city, but will not mimic those improvements.
F. The site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying
betterment of conditions affecting the public health, safety, comfort, and welfare.
The proposed architecture is a significant upgrade to the existing facilities on site,
and is compatible with surrounding properties in terms of use and density
although it will be newer than most developments within its proximity. In addition,
the redevelopment of this site has the potential of serving as an example for
higher quality architecture for future developments within the City of Downey.
Lastly, the operational procedures of the proposed development are also
conditioned in an effort to ensure that any potential effects in public health,
safety, comfort and general welfare are mitigated as much as possible.
G. The proposed development’s site plan and its design features will include graffiti-
resistant features and materials in accordance with the requirements of Section
4960 of Chapter 10 of Article IV of this Code. Section 4960 discusses the
installation of anti-graffiti materials and the appropriate allotted time limit for the
removal of graffiti.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this
Resolution, the Planning Commission of the City of Downey hereby approves a Site Plan
Review (PLN-18-00102), subject to conditions of approval attached hereto as Exhibit ‘A’, which
are necessary to preserve the health, safety and general welfare of the community and enable
the Planning Commission to make the findings set forth in the previous sections. The conditions
are fair and reasonable for the accomplishment of these purposes.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 19th day of June 2019.
Steven Dominguez, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
Commission of the City of Downey at a regular meeting thereof held on the 19th day of June
2019, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC AGENDA PAGE 17
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 4
PLN-18-00102
(SITE PLAN REVIEW)
EXHIBIT A - CONDITIONS
PLANNING
1. The approval of this Site Plan Review (PLN-18-00102) allows for the construction of six
three-story buildings, each building designed with two side-by side units of 1,701 square
feet. The development consists of twelve total dwelling units located at 7224 Florence
Avenue.
2. No later than July 19, 2019, the applicant and the property owner shall sign and return
an affidavit of Acceptance of Conditions, as provided by the City of Downey.
3. The site shall remain in substantial conformance with this request and the approved set
of plans.
4. Approval of the Site Plan Review (PLN-18-00102) shall not be construed to mean any
waiver of applicable and appropriate zoning regulations, or any Federal, State, County,
and City laws and regulations. Unless otherwise expressly specified, all other
requirements of the City of Downey Municipal Code shall apply.
5. Approval of the Site Plan Review (PLN-18-00102) shall become null and void should the
City Council deny the Zone Change request associated with PLN-18-00102.
6. The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
7. The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
8. For security purposes, lighting shall be placed in such a way as to illuminate the area
surrounding the trash enclosure. This lighting shall be un-switched and photo-sensor
controlled. All lighting must be designed to eliminate spillover to the street and adjoining
properties and to ensure lighting is shielded so as not to direct light on any street or
abutting property.
PC AGENDA PAGE 18
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 5
9. Property line walls and trash enclosures must remain decorative in nature, and pursuant
to Downey Municipal Code Sections 9520 and 9528.
10. All buildings and walls must be finished with graffiti resistant materials pursuant to
Downey Municipal Code Section 4960.
11. Any graffiti applied to the site shall be removed within 48 hours.
12. The approved craftsman architectural style, finish material, and colors shall remain in
strict conformance with the approved elevations and materials board reflecting
weathered brick veneer, siding, and finishes. Changes to the facades and/or colors shall
be subject to the review and approval of the City Planner. At his/her discretion, the City
Planner may refer changes to the facades and/or colors to the Planning Commission for
consideration.
13. All finished materials must be in full conformance with the submitted materials board
reflecting weathered brick veneer, siding, and finishes. Changes to building materials
(including but not limited to window type, wall texture, and brick veneer) must be granted
by the City Planner prior to the issuance of Building Permits.
14. The applicant shall comply with the art in public places requirements set forth in Downey
Municipal Code 8950 et seq. This shall include payment of all required fees prior to the
issuance of building permits. Should the applicant exercise their right to install public art
on site, the public art application (including payment of all deposits) shall be submitted
prior to the issuance of building permits.
15. The Applicant shall incorporate a copy of this Exhibit A - Conditions of Approval, into the
approved set of building plans.
16. All driveway approaches shall be improved with radius returns.
17. Driveway approaches shall be improved with stamped color concrete and/or pavers
across the driveways. Specifications and details of the pavers must be provide before
issuing building permit and must be as approved by the City Planner.
18. All landscaping must remain in compliance with the Downey Municipal Code, be
composed of drought tolerant plants, and strictly conform to the approved set of plans.
Any revisions to the proposed landscape plans will first require approval from the City
Planner.
19. A minimum five (5) foot wide landscape strip shall be maintained along the southern
property line abutting the proposed open space, which abuts R-1 zoned properties. This
landscape area shall be maintained in conformance with landscape plan date stamped
June 10, 2019, which requires trees or shrubs not less than six (6) feet in height at the
time of planting, and not less than fifteen (15) feet in height at maturity.
20. Two amenities, one within each recreational area, must occupy 50% of the proposed
open space, and comply with the provisions set forth in section 9312.08(b)(10) of the
Downey Municipal Code. These amenities must be installed prior to the issuance of final
building permits. The type of amenity must be proposed and approved by the City
Planner prior to the issuance of building permits.
PC AGENDA PAGE 19
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 6
21. Prior to the final of building permits, all landscaping and irrigation shall be installed. The
type, size and number of landscaping shall be as noted on the final approved landscape
plan. All landscape shall be installed and permanently maintained.
22. Prior to the final of building permits, all installed landscaping shall be certified by a
licensed Landscape Architect. The licensed Landscape Architect shall be on-site during
the delivery of all trees to certify that all trees and plants are the right species and size.
23. All exterior lights on the property shall be LED and shall be directed, positioned, and/or
shielded such that they do not illuminate surrounding properties and the public right-of-
way. Parking lot light poles shall be round and have a decorative base. The style and
size of the decorative base shall be approved by the City Planner prior to building permit
final.
24. All above grade back-flow preventers, check valves, shall be painted green and
screened from view from the public right-of-way.
25. All proposed above ground transformers shall be screened with live landscaping and
wrapped in a screen print to mimic landscape.
26. Any bollards on the site shall be decorative in nature and shall be approved by the City
Planner.
BUILDING
27. All construction shall comply with the most recent adopted City and State building codes:
a) 2019 California Building Code.
b) 2019 California Electrical Code.
c) 2019 California Mechanical Code.
d) 2019 California Plumbing Code.
e) 2019 California Fire Code.
f) 2019 California Green Code.
28. Special Inspections – As indicated by California Building Code Section 1704, the owner
shall employ one or more special inspectors who shall provide special inspections when
required by CBC section 1704. Please contact the Building Division at time of plan
submittal to obtain application for special inspections.
29. The Title Sheet of the plans shall include:
a) Occupancy Group.
b) Occupant Load.
c) Description of use.
d) Type of Construction.
e) Height of Building.
f) Floor area of building(s) and/or occupancy group(s).
30. School Impact fees shall be paid prior to permit issuance.
PC AGENDA PAGE 20
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 7
31. Dimensioned building setbacks and property lines, street centerlines and between
buildings or other structures shall be designed on plot plan.
32. All property lines and easements must be shown on plot plan. A statement that such
lines and easements are shown is required.
33. The project design will conform with energy conservation measures articulated in Title
24 of the California Code of Regulations and address measures to reduce energy
consumption such as flow restrictors for toilets, low consumptions light fixtures, and
insulation and shall use to the extent feasible draught landscaping.
34. A design professional will be required at time of construction drawings, to prepare plans
for proposed improvements per the Business and Professions’ Code.
35. Public and private site improvements shall be designed in accordance with the
Americans with Disabilities Act and Chapter 11 of the California Building Code. Site plan
shall include a site accessibility plan identifying exterior routes of travel and detailing
running slope, cross slope, width, pedestrian ramp, curb ramps, handrails, signage and
truncated domes. Path of travel shall be provided from the public right of way and
accessible parking to building. The design professional shall ensure that the site
accessibility plan is compliance with the latest Federal and State regulations.
36. Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and
8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of
these hours.
FIRE
37. The following conditions pertain to a limited fire review of a design review plan submittal.
The comments contained herein shall not be construed as complete or encompassing all
fire-life safety code requirements set forth in local, State, and/or National local codes.
38. Premises shall be appropriately addressed. An approved address identification shall be
provided that is legible and placed in a position that is visible from the street/road. Sizing
shall be approved and at a minimum meet requirement of CA Fire Code [CA Fire Code
§505.1].
39. Provide key boxes (e.g. Knox Boxes) to occupancy [CA Fire Code §506.1].
40. Installation of any security gates across fire department access road; or which may
interfere with fire access, shall be approved by the fire department [CA Fire Code
§503.6].
41. Dead-end access roads in excess of 150 feet in length shall be provided with an
approved area for turnaround of fire apparatus [CA Fire Code §503.2.5]. Submit a fire
access plan with detail on fire access roadway and turnaround.
42. Fire lane designation and stripping shall adhere to sign requirements set forth in Fire
Code and Downey Municipal Code [CA Fire Code D103.6; DMC 3327].
PC AGENDA PAGE 21
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 8
43. Deferred automatic fire sprinkler plan submittal required for Residential Group R-2
occupancy. Automatic fire sprinkler system design, installation, and testing shall be per
NFPA 13R [CFC § 903]. Automatic fire sprinkler system shall be monitored for water
flow.
44. Standpipe systems shall be installed were required by CA Fire Code in Residential
Group R occupancies [CA Fire Code §905.3; 905.3.1].
45. An approved on-site hydrant shall be provided in accordance with CA Fire Code and
DMC 3610.
46. Deferred fire alarm and detection system plan submittal required. Automatic fire alarm
and detection system design, installation, and testing shall be per NFPA 72 [CFC § 907].
Fire alarm manual system shall be installed in Group R-2 Occupancies per NFPA 72 and
CFC §907.2.9 unless exceptions in §907.2.9.1 apply.
47. Smoke alarm shall installed in Group R-2 on ceiling or wall or each separate sleeping
areas, rooms used for sleeping, in each story within the dwelling [CA Fire Code
§907.2.11.2].
PUBLIC WORKS
48. Install LED street lights with full-cutoff fixture optics on new City standards with
underground service. The applicant shall provide a site plan showing the location of the
existing and proposed streetlights. Contact the Public Works Engineering Division for
details.
49. All public utilities shall be installed underground.
50. Proposed public improvements shall comply with the latest edition of Standard Plans
and Specifications for Public Works Construction, City of Downey standards and the
Americans with Disabilities Act (ADA).
51. Owner/Applicant shall obtain permits from the Public Works Department for all
improvements within the public right of way at least two weeks prior to commencing
work. Contact Brian Aleman, Assistant Civil Engineer II, at (562) 904-7110 for
information.
52. Owner/Applicant shall remove and replace damaged, uneven or sub-standard curb,
gutter, sidewalk, driveway, disabled ramps, and pavement to the satisfaction of the
Public Works Department. Contact the Public Works Inspector at (562) 904-7110 to
identify the limits of the areas to be removed and replaced at least 48 hours prior to
commencing work.
53. Prior to obtaining permits from Public Works Department, owner/applicant shall submit
public improvement plan(s) for review and approval by Public Works Department.
54. All unused driveways shall be removed and constructed with full-height curb gutter, and
sidewalk to match existing improvements.
PC AGENDA PAGE 22
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 9
55. Owner/Applicant shall construct two (2) new tree wells and plant new 24-inch box street
trees along the property’s frontage along Florence Avenue Frontage Road. Protect any
existing street trees in-place. Construct additional tree wells and plant additional 24-inch
box street trees as needed to provide consistent spacing with the existing street trees
(contact City arborist for tree species and spacing). The species of any new street trees
to be planted shall be in accordance with the City’s Tree Master Plan.
56. If applicable owner/applicant shall construct new driveway at least five (5) feet away
from any above-ground obstructions in the public right-of-way to the top of the driveway
“X.” Otherwise, the obstruction shall be relocated at the applicant’s expense. Ensure
that each driveway provides proper pedestrian access across, in compliance with ADA
standards. The final layout and site driveway design shall be subject to the review and
approval by the Public Works Department.
57. Remove and replace the asphalt street pavement from the edge of the gutter (gutter lip)
to edge of gutter along the property’s frontage along Florence Avenue Frontage Road.
Restore pavement markings as needed. Repair any visible utility-cut pavement failures
up to the street centerline.
58. Remove all Underground Service Alert (USA) temporary pavement markings
immediately following the completion of the work / Final permit inspection.
59. Paint property address numbers (4” height) on the curb face in front of the proposed
development to the City’s satisfaction.
60. Any utilities that are in conflict with the development shall be relocated at the
owner/applicant's expense.
61. Any acquired property in the form of easement, fee simple or irrevocable offer shall be in
form acceptable by the city engineer and the city attorney prior to its recordation.
62. Upon completion of off-site public improvements, owner/applicant shall submit red-lined
construction plans to City noting all changes to the plan. Such changes shall be
incorporated into a final record drawing mylar which shall be signed and stamped by the
original engineer and/or architect of record and submitted to the City along with digital
files (AutoCAD – latest edition).
63. The owner/applicant shall furnish and install approximately 250 linear feet of public
potable water improvements including installation of a new minimum 8-inch main on
Florence Avenue Frontage Road, installation shall include all associated fittings and
appurtenances.
64. The owner/applicant shall furnish and install separate water service lines, meters, and
boxes for each tenant space. Connect new separate water service lines to new 8-inch
main located on Florence Avenue Frontage Road.
65. The owner/applicant shall furnish and install one new fire hydrant and all associated
materials in accordance with Fire Department and Department of Public Works
standards and requirements including removal and abandonment of existing fire
hydrants. New fire hydrants shall be connected to new 8-inch main located on Florence
Avenue Frontage Road.
PC AGENDA PAGE 23
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 10
66. The owner/applicant shall retrofit any existing fire hydrants along the property frontage in
accordance to latest Fire Department and Department of Public Works standards
including but not limited to furnishing and installation of a new riser, fire hydrant head,
and associated fittings.
67. The owner/applicant shall provide a fire sprinkler system(s) in accordance with Fire
Department and Building and Safety standards. Should such fire sprinkler system(s)
require the installation of dedicated fire service lateral(s), such lateral(s) shall be
constructed in accordance with the latest Department of Public Works and Fire
Department standards including backflow devices, fire department connections and
other appurtenances as required. New fire service lateral(s) shall be connected to
existing 8-inch main located on Florence Avenue Frontage Road and shall be dedicated
for fire service only.
68. The owner/applicant shall furnish and install irrigation, domestic, and fire water backflow
devices in accordance with City of Downey standards and as required by State and LA
County Department of Public Health. Backflow devices shall be located on private
property, readily accessible for emergency and inspection purposes, and screened from
view by providing sufficient landscaping.
69. Backflow devices shall be certified in the field by a licensed LA County Department of
Public Health certified tester prior to placing into service and such certification provided
to City.
70. Existing potable and fire water service lines and associated appurtenances must be
removed and abandoned from existing water main.
71. Owner or tenant must establish accounts with the City Cashier prior to the City activating
and the tenant using any fire, potable, or recycled water service and meter.
72. The owner/applicant shall provide separate water improvement plan sets for review and
approval consisting of the following:
a) Potable Water Improvement Plans (all City-owned potable water and fire
service lateral improvements)
Final City approved potable water plans shall be submitted on mylars and shall be
signed and stamped by a State of Calif ornia licensed civil engineer. Improvement plans
for either potable or recycled water main improvements shall be both plan and profile.
73. Upon completion of water improvements, owner/applicant shall submit red-lined
construction plans to City noting all changes to the plan and profile of all water
improvements installed. Such changes shall be incorporated into a final record drawing
mylar which shall be signed and stamped by the original engineer and/or architect of
record and submitted to the City along with digital files (AutoCAD – latest edition).
74. The owner/applicant shall provide and record utility easement(s) for access to, and
inspection and maintenance of, public water lines, meters, and appurtenances.
75. Submit a copy of the sewer plans to the City and to the Sanitation Districts of Los
Angeles County for review and approval. Approval must be assured prior to filing this
subdivision map. Contact Los Angeles County Sanitation District for their requirement.
PC AGENDA PAGE 24
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 11
76. The owner/applicant shall consult the Department of Public Works to determine the
sewer location and design requirements.
77. The owner/applicant shall conduct a sewer capacity study.
78. All lots shall be served by adequately sized water supply facilities, which shall include
fire hydrants of the size, type and location approved by the Fire Chief.
79. The water mains shall be of sufficient size to accommodate the total domestic and fire
flow required for the subdivision. The domestic/fire water flows required are to be
checked and approved by the Dept. of Public Works or the water provider for size and
velocity. Fire flows required are to be determined by the Fire Chief.
80. Plans and specifications for the water supply system shall be submitted for approval to
the Dept. of Public Works or the water company serving the site. The subdivider shall
submit evidence, satisfactory to the City Engineer, indicating that the developer has
entered into a subdivision agreement with financial security (such as bond, letter of
credit, personal check, or a cashier check) with the servicing water provider
guaranteeing payment and installation of the water improvements.
81. Any deviation from the city standards in constructing the water and sewer lines shall be
approved by the Los Angeles County Health Department.
82. Submit an engineered grading plan and/or hydraulic calculations and site drainage plan
for the site (prepared and sealed by a registered civil engineer in the State of California)
accompanied by a soil and geology report for approval by the Engineering Division and
Building and Safety Division. Lot(s) shall not have less than one (1%) percent gradient
on any asphalt or non-paved surface, or less than one quarter (1/4%) percent gradient
on any concrete surface. Provide the following information on plans: topographic site
information, including all building pad and other elevations, dimensions/location of
existing/proposed public improvements adjacent to project (i.e. street, sidewalk, parkway
and driveway widths, catch basins, pedestrian ramps); the width and location of all
existing and proposed easements, the dimensions and location of proposed dedications;
(for alley dedications, show elevations of the four corners of the dedication and
centerline of alley, existing and proposed underground utility connections); the location,
depth and dimensions of potable water, reclaimed water and sanitary sewer lines;
chemical and hazardous material storage, if any, including containment provisions; and
the type of existing use, including the gross square footage of the building and its
disposition; construction details of drainage devices and details of Low Impact
Development (LID) plan.
83. Include any other applicable site-specific conditions.
84. The owner/applicant shall comply with the National Pollutant Discharge Elimination
System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC); and the Low
Impact Development (LID) Plan. Furthermore, the applicant shall be required to Certify
and append Public Works standard “Attachment A” to all construction and grading plans
as required by the LACoDPW Stormwater Quality Management Plan (SQMP).
85. The owner/applicant shall secure a WDID number along with his SWPPP.
PC AGENDA PAGE 25
Resolution No. 19-
Downey Planning Commission
PLN-18-00102 – 7224 Florence Avenue
June 19, 2019 - Page 12
86. If any hazardous material is encountered on the site that has the potential to reach the
ground water supply, the owner/applicant shall secure a permit for the State Regional
Water Quality Control Board.
87. If any hazardous material is encountered on the site, the owner/applicant shall secure an
ID number from the EPA.
88. The owner/applicant shall deploy Best Management Practices during and after
construction.
89. The owner/applicant hereby consents to the annexation of the property into the Downey
City Lighting Maintenance District in accordance with Division 15 of the Streets and
Highways Code, and to incorporation or annexation into a new or existing Benefit
Assessment or Municipal Improvement District in accordance with Division 10 and
Division 12 of the Streets and Highways Code and/or Division 2 of the Government
Code of the State of California.
90. The facility must provide for recycling facilities, i.e., storage and handling areas for
recycling facilities.
91. Complete a construction & demolition (C&D) waste management plan per Article V,
Chapter 8 of the Downey Municipal Code.
92. Construct onsite pavement, consisting of a minimum section of 4” thick aggregate base,
and a minimum 2-1/2” thick asphalt concrete pavement.
93. Remove all construction-related Underground Service Alert (USA) temporary pavement
markings created as part of this project within the public-right-of-way in a timely manner.
94. The owner/applicant must comply with all applicable Federal, State and local rules and
regulations, American Disabilities Act (ADA), including compliance with South Coast Air
Quality Management District (SCAQMD) regulations.
95. Remove all construction graffiti created as part of this project within the public-right-of-
way in a timely manner.
96. The owner/applicant shall provide that no easements of any type be granted over any
portion of the subdivision to any agency, utility or organization (private or public), except
to the City of Downey prior to recordation of the tract or parcel map. The
owner/applicant shall grant easements in the name of the City, including:
a) Vehicular easements
b) Walkway easements
c) Drainage easements
d) Utility easements
[End of Conditions]
PC AGENDA PAGE 26
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PC Agenda Page 27
11
1 1
1
1
1422
2
3
2
1
2
1
3 35466 66
6
23
7 7
7
7 76
7 7
88 88
9
10
11
12
13 14
131
15
16
T
T
6'-0" EASEMENT
PER RECORD SURVEY
6'-0" EASEMENT
PER RECORD SURVEY
15'-0"
FRONT YARD SETBACK
5'-0"
SIDE YARD SETBACK
15'-0"
5'
-
0
"
94'-2"
10'-0"
15'-0
"
5'
-
0
"
32
'
-
0
"
10'-0"
5'
-
0
"
5'
-
0
"
5'
-
0
"
5'
-
0
"
90'-1118"
90'-918"
93'-117 8"
32
'
-
0
"
37'-10"
5'
-
0
"
SI
D
E
Y
A
R
D
S
E
T
B
A
C
K
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
30
'
-
0
"
R2
8
'
-
0
"
F.
D
.
M
I
N
.
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SL
O
P
E
PER
C
I
V
I
L
S
L
O
P
E
P
E
R
C
I
V
I
L
52'-0" BUILDING
ALL FLOORS - TYP.
29
'
-
0
"
B
U
I
L
D
I
N
G
1S
T
F
L
O
O
R
-
T
Y
P
.
UNIT 10
PLAN 1
UNIT 9
PLAN 1 REVERSE
UNIT 8
PLAN 1
UNIT 7
PLAN 2 REVERSE
UNIT 6
PLAN 1 REVERSE
UNIT 5
PLAN 1
UNIT 4
PLAN 1 REVERSE
UNIT 3
PLAN 1
UNIT 2
PLAN 1 REVERSE
UNIT 1
PLAN 2
UNIT 12
PLAN 1 UNIT 11
PLAN 1 REVERSE
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
46'-0"
REAR YARD SETBACK
S
L
O
P
E
PE
R
C
I
V
I
L
3'
-
0
"
O.
H
.
-
T
Y
P
.
FRONT
SETBACK
LANDSCAPE
AREA 2:
496 S.F.
FRONT
SETBACK
LANDSCAPE
AREA 1:
574 S.F.
20'-0"
F.D. MIN.
43'-65 8"
53'-65 8"
26
'
-
0
"
C
L
E
A
R
.
@
13
'
-
6
V
E
R
T
I
.
C
L
E
A
R
A
N
C
E
GRADE LEVEL
USEABLE
OPEN SPACE
AREA 1:
1,509 S.F.
GRADE LEVEL
USEABLE
OPEN SPACE
AREA 2:
1,788 S.F.
4'-218"
V.I.F.
R28'-0
"
F.D. M
I
N
.
6'-0"
V.I.F.
4'-0"
ROOF O.H.
4'-0"
ROOF O.H.
1'-6"
ROOF O.H. ENCROACHMENT INTO S.B.
1'-6"
ROO
F
O
.
H
.
E
N
C
R
O
A
C
H
M
E
N
T
I
N
T
O
S
.
B
.
13'-812"
TENANT
RECREATION
AREA
TENANT
RECREATION
AREA
9'-418"9'-418"9'-418"
20
'
-
0
"
20
'
-
0
"
9'-418"
10'-0"8'-0"10'-012"
20
'
-
0
"
10'-0"
62'-814"
24
'
-
1
"
34
'
-
1
1
"
53'-412"
20 212021
20 21
2021
2021 2021
202120212021202120212021
222222
222222
24
24
25
26
6'-0" EASEMENT
PER RECORD SURVEY
6'-0" EASEMENT
PER RECORD SURVEY
15'-0"
FRONT YARD SETBACK
5'-0"
SIDE YARD SETBACK
15'-0"
15'-0
"
5'-0"
SIDE YARD SETBACK
46'-0" P-B ZONE (PARKING BUFFER)
TO BE REZONED TO R-3
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)766'4#0&&4+8'9#;#2410
( &'/1.+5*.#0&5%#2+0)
) &'/1.+5*2#8+0)
* &'/1.+5*911&('0%'
,&'/1.+5*/#5104;9#..
- &'/1.+5*%*#+0.+0-('0%'
Planning Response 07.27.17
Planning Response 11.05.18
5*''6)'0'4#.016'5
6*+52.#09#5241&7%'&9+6*$170#(41/4'%14&1(5748';$;,9/75+#.
.5
'�&9+6*+/2418'/'065#(41/6121)4#2*+%5748';2.#0$;) )'0)+0''4+0)
+0%
%+8+.01% '&ÄÄ
016' 24'.+/+0#4;&'5+)0&+/'05+105#4'#2241:+/#6'(+0#.&+/'05+1055*#..$'%10(+4/'&+0
%105647%6+10&1%7/'065
Planning Response 05.20.19
.')'0&
2412'46;.+0'
5'6$#%-
'&)'1(5647%674'18'4*#0)+0)56(.114
'&)'1(411(
5'6$#%-#4'#
.#0&5%#2+0)#4'#
2#8''#
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
AS-1.1
03.20.18
RG
2017.019
PC Agenda Page 28
17
19
18
1818
18
19
11
1 1
1
1
1
2
1
54 66 66
6
6
7 7
7
7 76
7 7
88 8
12
1
T
T
15'-0"
FRONT YARD SETBACK
5'-0"
SIDE YARD SETBACK
15'-0"
5'
-
0
"
94'-2"
10'-0"
15'-0
"
5'
-
0
"
32
'
-
0
"
10'-0"
5'
-
0
"
5'
-
0
"
5'
-
0
"
5'
-
0
"
90'-111 8"
90'-918"
93'-117 8"
32
'
-
0
"
37'-10"
5'
-
0
"
SI
D
E
Y
A
R
D
S
E
T
B
A
C
K
SLOPE
PER CIVIL
30
'
-
0
"
R2
8
'
-
0
"
F.
D
.
M
I
N
.
52'-0" BUILDING
ALL FLOORS - TYP.
29
'
-
0
"
B
U
I
L
D
I
N
G
1S
T
F
L
O
O
R
-
T
Y
P
.
UNIT 10
PLAN 1
UNIT 9
PLAN 1 REVERSE
UNIT 8
PLAN 1
UNIT 7
PLAN 2 REVERSE
UNIT 6
PLAN 1 REVERSE
UNIT 5
PLAN 1
UNIT 4
PLAN 1 REVERSE
UNIT 3
PLAN 1
UNIT 2
PLAN 1 REVERSE
UNIT 1
PLAN 2
UNIT 12
PLAN 1 UNIT 11
PLAN 1 REVERSE
46'-0"
REAR YARD SETBACK
3'
-
0
"
O.
H
.
-
T
Y
P
.
20'-0"
F.D. MIN.
43'-65 8"
53'-65 8"
26
'
-
0
"
C
L
E
A
R
.
@
13
'
-
6
V
E
R
T
I
.
C
L
E
A
R
A
N
C
E
4'-218"
V.I.F.
R28'-0
"
F.D. M
I
N
.
6'-0"
V.I.F.
13'-812"
31'-111 4"
52'-7"
40
'
-
0
"
33
'
-
7
"
43'-712"
20
T
T
6'-0" EASEMENT
PER RECORD SURVEY
6'-0" EASEMENT
PER RECORD SURVEY
15'-0"
FRONT YARD SETBACK
5'-0"
SIDE YARD SETBACK
15'-0"
5'
-
0
"
94'-2"
10'-0"
15'-0
"
5'
-
0
"
32
'
-
0
"
10'-0"
5'
-
0
"
5'
-
0
"
5'
-
0
"
5'
-
0
"
90'-1118"
90'-91 8"
93'-117 8"
32
'
-
0
"
37'-10"
5'
-
0
"
SI
D
E
Y
A
R
D
S
E
T
B
A
C
K
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
30
'
-
0
"
R2
8
'
-
0
"
F.
D
.
M
I
N
.
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SL
O
P
E
PER
C
I
V
I
L
S
L
O
P
E
P
E
R
C
I
V
I
L
52'-0" BUILDING
ALL FLOORS - TYP.
29
'
-
0
"
B
U
I
L
D
I
N
G
1S
T
F
L
O
O
R
-
T
Y
P
.
UNIT 10
PLAN 1
UNIT 9
PLAN 1 REVERSE
UNIT 8
PLAN 1
UNIT 7
PLAN 2 REVERSE
UNIT 6
PLAN 1 REVERSE
UNIT 5
PLAN 1
UNIT 4
PLAN 1 REVERSE
UNIT 3
PLAN 1
UNIT 2
PLAN 1 REVERSE
UNIT 1
PLAN 2
UNIT 12
PLAN 1 UNIT 11
PLAN 1 REVERSE
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
46'-0"
S
L
O
P
E
PE
R
C
I
V
I
L
3'
-
0
"
O.
H
.
-
T
Y
P
.
FRONT
SETBACK
LANDSCAPE
AREA 2:
496 S.F.
FRONT
SETBACK
LANDSCAPE
AREA 1:
574 S.F.
20'-0"
F.D. MIN.
43'-65 8"
53'-65 8"
26
'
-
0
"
C
L
E
A
R
.
@
13
'
-
6
V
E
R
T
I
.
C
L
E
A
R
A
N
C
E
GRADE LEVEL
USEABLE
OPEN SPACE
AREA 1:
1,509 S.F.
GRADE LEVEL
USEABLE
OPEN SPACE
AREA 2:
1,788 S.F.
4'-218"
V.I.F.
R28'-0
"
F.D. M
I
N
.
6'-0"
V.I.F.
4'-0"
ROOF O.H.
4'-0"
ROOF O.H.
1 '
R O O
13'-812"
TENANT
RECREATION
AREA
TENANT
RECREATION
AREA
9'-418"9'-418"9'-418"
20
'
-
0
"
20
'
-
0
"
9'-418"
10'-0"8'-0"10'-012"
20
'
-
0
"
10'-0"
62'-814"
24
'
-
1
"
34
'
-
1
1
"
53'-412"
A BCD
5ECNG #%%'555+6'2.#0
Ä
0 4' 8' 16'32'
1/16" = 1'-0"
#%%'555+6'2.#0-';016'5
2412'46;.+0'
$7+.&+0).+0'#6)4#&'
$7+.&+0)18'4*#0)
%10%4'6'%74$Ä5''%+8+.&4#9+0)5
#52*#.6+%%10%4'6'2#8+0)Ä5''%+8+.&4#9+0)5
2#4-+0)564+22+0)
/107/'065+)0
(+4'&'2#46/'06'37+2/'06#%%'55
012#4-+0)(+4'.#0'5+)0#)'
#%%'55+$.'2#6*1(64#8'.
5''%+8+.&4#9+0)5(14(+4'*;&4#06.1%#6+10#0&#
5ECNG 5+6'#4'#52.#0
Ä
0 4' 8' 16'32'
1/16" = 1'-0"
5+6'#4'#2.#0-';016'5
#5+6'#4'# 53(6
$$7+.&+0)(11624+06#4'#5 53(6
$.&)5# & 53(6 $.&)5$%' ( 53(6
%8'*+%7.#42#8+0)#4'#5 53(6
&.#0&5%#2''#5 53(6
ÄÄ
Planning Response 07.27.17
Planning Response 11.05.18
5*''6)'0'4#.016'5
6*+52.#09#5241&7%'&9+6*$170#(41/4'%14&1(5748';$;,9/75+#.
.5
'�&9+6*+/2418'/'065#(41/6121)4#2*+%5748';2.#0$;) )'0)+0''4+0)
+0%
%+8+.01% '&ÄÄ
016' 24'.+/+0#4;&'5+)0&+/'05+105#4'#2241:+/#6'(+0#.&+/'05+1055*#..$'%10(+4/'&+0
%105647%6+10&1%7/'065
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
AS-1.2
03.20.18
RG
2017.019
.')'0&
5+6'#4'#$170
5'6$#%-
'&)'1(5647%674'18'4*#0)+0)56(.114
'&)'1(411(
$7+.&+0)(11624+06#4'#
-';016'$
.#0&5%#2+0)#4'#
-';016'&
8'*+%7.#42#8+0)#4'#
-';016'%
2'&'564+#02#8''#
.')'0&
2412'46;.+0'
5'6$#%-
'&)'1(5647%674'18'4*#0)+0)56(.114
'&)'1(411(
5'6$#%-#4'#
.#0&5%#2+0)#4'#
2#8''#
(+4'&'2#46/'06'37+2/'06#%%'55
-';016'
#%%'55+$.'2#6*1(64#8'.
-';016'
PC Agenda Page 29
1
142
1
2
1
3 3 66
6
23
7
7
7 7
8
12
13 14
131
6'-0" EASEMENT
PER RECORD SURVEY
15'-0"
FRONT YARD SETBACK
5'-0"
SIDE YARD SETBACK
15'-0"
5'
-
0
"
15'-0
"
5'
-
0
"
32
'
-
0
"
5'
-
0
"
5'
-
0
"
37'-10"
5'
-
0
"
SI
D
E
Y
A
R
D
S
E
T
B
A
C
K
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
SLOPE
PER CIVIL
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
PLAN 1 REVERSE
UNIT 8
PLAN 1
UNIT 7
PLAN 2 REVERSE
UNIT 2
PLAN 1 REVERSE
UNIT 1
PLAN 2
S
L
O
P
E
PE
R
C
I
V
I
L
S
L
O
P
E
PE
R
C
I
V
I
L
SLOPE
PER CIVIL
FRONT
SETBACK
LANDSCAPE
AREA 2:
496 S.F.
FRONT
SETBACK
LANDSCAPE
AREA 1:
574 S.F.
6'-0"
V.I.F.
4'-0"
ROOF O.H.
4'-0"
ROOF O.H.
1'-6"
ROOF O.H. ENCROACHMENT INTO S.B.
1'-6"
ROO
F
O
.
H
.
E
N
C
R
O
A
C
H
M
E
N
T
I
N
T
O
S
.
B
.
13'-81 2"
20
'
-
0
"
9'-418"
10'-0"8'-0"10'-01 2"
20
'
-
0
"
20 21
2021
20212021
22
22
24
24
26
5+6'2.#0-';016'5
2412'46;.+0'
5'6$#%-.+0'
'#5'/'06.+0'
$7+.&+0).+0'#6)4#&'
$7+.&+0)18'4*#0)
%10%4'6'%74$Ä5''%+8+.&4#9+0)5
.#0&5%#2'#4'#Ä5''.#0&5%#2'#4%*+6'%674'&4#9+0)5
#52*#.6+%%10%4'6'2#8+0)Ä5''%+8+.&4#9+0)5
2#4-+0)564+22+0)
9*''.5612
&4#+0+0.'6Ä5''%+8+.&4#9+0)5
/107/'065+)070&'45'2#4#6'2'4/+6
(6*6/#5104;9#..
*6/#5104;9#..
)4#&'.'8'.75'#$.'12'052#%'#4'#
)4#&'.'8'.75'#$.'12'052#%'#4'#
/+0%.'#4(+4'&'26#%%'55
012#4-+0)(+4'.#0'5+)0#)'
#%%'55+$.'2#6*1(64#8'.
70+6214%*
70+6'064;
%10%4'6'2#&(14#%'37+2/'06
%+6;1(&190';%10%4'6'5+&'9#.-%74$ )766'4#0&&4+8'9#;#2410016+0241,'%65%12'
%18'4'&'064;('#674'
#4'#4'<10'&(41/2Ä$614Ä
2#8'45
0 2' 4' 8'16'
1/8" = 1'-0"5ECNG 241215'&2#46+#.'0.#4)'&5+6'2.#0
Ä
Planning Response 07.27.17
Planning Response 11.05.18
5*''6)'0'4#.016'5
6*+52.#09#5241&7%'&9+6*$170#(41/4'%14&1(5748';$;,9/75+#.
.5
'�&9+6*+/2418'/'065#(41/6121)4#2*+%5748';2.#0$;) )'0)+0''4+0)
+0%
%+8+.01% '&ÄÄ
016' 24'.+/+0#4;&'5+)0&+/'05+105#4'#2241:+/#6'(+0#.&+/'05+1055*#..$'%10(+4/'&+0
%105647%6+10&1%7/'065
.')'0&
2412'46;.+0'
5'6$#%-
'&)'1(5647%674'18'4*#0)+0)56(.114
'&)'1(411(
5'6$#%-#4'#
.#0&5%#2+0)#4'#
2#8''#
-';/#2
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
AS-1.3
03.20.18
RG
2017.019
PC Agenda Page 30
3'
-
1
1 2 "
20
'
-
2
1 2 "
C
L
R
.
20'-03 4" CLR.
3'-35 8"
5'
-
1
1
1
4 "
8'
-
0
3
4 "
13
'
-
2
"
1'
-
1
0
"
14
'
-
0
"
15
'
-
0
"
29
'
-
0
"
18'-518"
7'-27 8"
EQUAL EQUAL
GARAGE
103
25'-8"
20'-6"5'-2"
3'
-
1
1 2 "
16'-0"2'-5"2'-1"3'-4"1'-10"
20
'
-
2
1 2 "
C
L
R
.
20'-03 4" CLR.
5'
-
1
1
1
4 "
8'
-
0
3
4 "
13
'
-
2
"
1'
-
1
0
"
14
'
-
0
"
15
'
-
0
"
29
'
-
0
"
18'-518"
7'-27 8"
EQUALEQUAL
6'-35 8"
1 2 3 4 5 6 7 8 9 10 11 12 13 140
10'-312"10'-312"
1234567891011121314 0
0'-8"
25'-8"
20'-6"5'-2"
16'-0"2'-5"2'-1"3'-4"1'-10"
52'-0"52'-0"
6'-35 8"2'-312"
3'-35 8"
2'-31 2"6'-35 8"0'-8"
15'-13 4"
52'-0"
PORCH
001
ENTRY
101
STORAGE
104CLOS.
102
GARAGE
103
PORCH
001
ENTRY
101
STORAGE
104 CLOS.
102
STAIR 1-2
100
PLAN 1 PLAN 1 REVERSE
STAIR 1-2
100
6'-35 8"
5'-2"5'-2"
2'-312"2'-31 2"
17'-07 8"17'-07 8"
4'
-
9
"
5'
-
1
0
"
4'
-
9
"
5'
-
1
0
"
3'-0"3'-0"
1'
-
0
"
16'-1118"18'-13 4"16'-1118"
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-1.1a
03.20.18
RG
2017.019
5ECNG 56(.1142.#0
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
BUILDINGS B, C, E & F
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
Planning Response 05.20.19
-';/#2
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
PC Agenda Page 31
25'-8"
52'-0"
29
'
-
0
"
25'-8"
3'
-
0
"
32
'
-
0
"
7'
-
2
1
2 "
5'
-
3
1 2 "
6'-3"
13'-11 2"12'-612"
3'
-
9
1
2 "
5'
-
3
1 2 "
3'
-
3
1 2 "
11
'
-
2
1 2 "
16'-612"9'-112"
3'-312"2'-111 2"2'-7"
2'
-
0
"
27
'
-
0
"
5'
-
0
"
3'
-
5
"
0'-8"
3'-312"4'-212"
10'-95 8"7'-43 8"
3'-95 8"2'-8"
16'-612"
6'-5"6'-112"
0'-2"0'-2"
2'-8"
25'-8"
29
'
-
0
"
25'-8"
3'
-
0
"
32
'
-
0
"
7'
-
2
1
2 "
5'
-
3
1 2 "
6'-3"
13'-112"12'-61 2"
3'
-
9
1
2 "
5'
-
3
1 2 "
3'
-
3
1 2 "
11
'
-
2
1 2 "
16'-612"9'-11 2"
3'-31 2"2'-1112"2'-7"
2'
-
0
"
27
'
-
0
"
5'
-
0
"
3'-31 2"4'-212"
10'-95 8"7'-43 8"
3'-95 8"2'-8"
16'-612"
6'-5"6'-112"
0'-2"0'-2"
2'-8"
STAIR 2-3
201
STAIR 1
2XX
POWDER
202
LIVING
204
DINING
205
KITCHEN
206
DECK
207
CLOS.
203
STAIR 1
2XX
POWDER
202
LIVING
204
DINING
205
KITCHEN
206
DECK
207
CLOS.
203
STAIR 1-2
200 3'
-
5
"
STAIR 2-3
201
STAIR 1-2
200
PLAN 1 PLAN 1 REVERSE
8'-83 8"
17'-113 4"
3'
-
5
"
2'-6"2'-6"
3'
-
5
"
8'-83 8"
4'-95 8"4'-95 8"
1'
-
0
"
16'-1118"18'-13 4"16'-1118"
5ECNG 0&(.1142.#0
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
BUILDINGS B, C, E & F
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-1.2a
03.20.18
RG
2017.019
-';/#2
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
PC Agenda Page 32
25'-8"
52'-0"
32
'
-
0
"
5'
-
3
1
2 "
11'-0"
3'
-
0
"
12'-412"
14'-0"
14
'
-
5
"
12
'
-
3
1 2 "
10
'
-
5
"
4'
-
0
"
3'
-
4
1 2 "
6'-13 4"4'-101 4"
2'-31 2"
6'-33 8"6'-118"
0'-8"
3'-912"2'-312"5'-31 2"
4'-512"
9'-63 8"
6'
-
3
1
2 "
25'-8"
7'-05 8"3'-9"5'-4"
0'-8"
3'-95 8"
6'
-
0
"
9'-1"
3'
-
5
"
16'-7"
5'
-
7
1 2 "
5'
-
4
"
1'
-
1
0
"
4'
-
5
3
4 "
4'
-
5
3
4 "
1'
-
1
0
1
2 "
1'
-
2
1
2 "
14
'
-
5
"
1'
-
1
0
"
0'-2"
3'-23 4"
2'-11 4"
2'
-
3
1
2 "
8'
-
1
1
1
2 "
3'
-
5
1
2 "
10
'
-
1
1
1
2 "
25'-8"
32
'
-
0
"
5'
-
3
1
2 "
3'
-
0
"
11'-0"12'-412"
14'-0"
12
'
-
3
1 2 "
10
'
-
5
"
14
'
-
5
"
4'
-
0
"
3'
-
4
1 2 "
6'-13 4"4'-101 4"
2'-31 2"
6'-33 8"6'-118"
3'-91 2"2'-31 2"5'-312"
4'-512"
9'-63 8"7'-05 8"3'-9"5'-4"
0'-8"
3'-95 8"
6'
-
0
"
6'
-
3
1
2 "
9'-1"
3'
-
5
"
16'-7"
25'-8"
5'
-
7
1 2 "
5'
-
4
"
1'
-
1
0
"
4'
-
5
3
4 "
4'
-
5
3
4 "1'
-
2
1
2 "
1'
-
1
0
1
2 "
14
'
-
5
"
0'-2"
3'-23 4"
2'-11 4"
8'
-
1
1
1
2 "
2'
-
3
1
2 "
1'
-
1
0
"
10
'
-
1
1
1
2 "
3'
-
5
1
2 "
STAIR 2-3
300
BATH 2
303
CLOS.
304
BATH 3
306
CLOS.
305
(MASTER)
BED 1
302
HALL
301
BED 2
309
CLOS.
310
LIVING
308
BED 3
307
STAIR 2-3
300
BATH 2
303
CLOS.
304
BATH 3
306
CLOS.
305
(MASTER)
BED 1
302
HALL
301
BED 2
309
CLOS.
310
LIVING
308
BED 3
307
PLAN 1 PLAN 1 REVERSE
2'-6"2'-6"
1'
-
0
"
18'-15 8"15'-83 4"18'-15 8"
5ECNG 4&(.1142.#0
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
BUILDINGS B, C, E & F
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-1.3a
03.20.18
RG
2017.019
-';/#2
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
PC Agenda Page 33
3'
-
1
1 2 "
20
'
-
2
1 2 "
C
L
R
.
20'-03 4" CLR.
3'-35 8"
5'
-
1
1
1
4 "
8'
-
0
3
4 "
13
'
-
2
"
1'
-
1
0
"
14
'
-
0
"
15
'
-
0
"
29
'
-
0
"
18'-518"
7'-27 8"
EQUAL EQUAL
GARAGE
103
27'-1"
20'-6"
6'-7"
3'
-
1
1 2 "
16'-0"2'-5"2'-1"
20
'
-
2
1 2 "
C
L
R
.
20'-03 4" CLR.
7'
-
8
3
4 "
6'
-
3
3
8 "
13
'
-
2
7
8 "
14
'
-
0
"
15
'
-
0
"
29
'
-
0
"
18'-518"
7'-27 8"
EQUALEQUAL
3'-0"
6'-35 8"
1 2 3 4 5 6 7 8 9 10 11 12 13 140
10'-312"10'-312"
1234567891011121314 0
0'-8"
25'-8"
20'-6"5'-2"
16'-0"2'-5"2'-1"3'-4"1'-10"
53'-5"53'-5"
6'-35 8"2'-312"
3'-35 8"
3'-0"
2'-31 2"6'-35 8"0'-8"
15'-13 4"
52'-0"
PORCH
001
ENTRY
101
STORAGE
104CLOS.
102
GARAGE
103
PORCH
001
ENTRY
101
STORAGE
104 CLOS.
102
STAIR 1-2
100
PLAN 1 PLAN 2 REVERSE
1'-5"
STAIR 1-2
100
6'-35 8"
5'-2"5'-2"
2'-31 2"2'-31 2"
17'-07 8"17'-07 8"
4'
-
9
"
5'
-
1
0
"
4'
-
9
"
5'
-
1
0
"
1'
-
1
1
4 "
1'
-
9
1 8 "
EQ
U
A
L
EQ
U
A
L
0'
-
4
1 8 "
EQ
U
A
L
EQ
U
A
L
1'
-
5
"
2'-10"
8'-0"
1'-5"
1'
-
0
"
16'-1118"18'-13 4"16'-1118"
5ECNG 56(.1142.#0
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
BUILDINGS A & D
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-1.1b
03.20.18
RG
2017.019
-';/#2
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
PC Agenda Page 34
25'-8"
52'-0"
29
'
-
0
"
25'-8"
3'
-
0
"
32
'
-
0
"
7'
-
2
1
2 "
5'
-
3
1 2 "
6'-3"
13'-11 2"12'-612"
3'
-
9
1
2 "
5'
-
3
1 2 "
3'
-
3
1 2 "
11
'
-
2
1 2 "
16'-612"9'-112"
3'-312"2'-1112"2'-7"
2'
-
0
"
27
'
-
0
"
5'
-
0
"
3'
-
5
"
0'-8"
2'-6"
3'-312"4'-212"
10'-95 8"7'-43 8"
3'-95 8"2'-8"
16'-612"
6'-5"6'-11 2"
0'-2"0'-2"
2'-8"
25'-8"
29
'
-
0
"
25'-8"
3'
-
0
"
32
'
-
0
"
7'
-
2
1
2 "
5'
-
3
1 2 "
6'-3"
13'-112"12'-61 2"
3'
-
9
1
2 "
5'
-
3
1 2 "
3'
-
3
1 2 "
11
'
-
2
1 2 "
16'-612"11'-9"
3'-31 2"2'-1112"2'-7"
2'
-
0
"
27
'
-
0
"
5'
-
0
"
2'-6"
3'-31 2"4'-212"
10'-95 8"7'-43 8"
3'-95 8"2'-8"
16'-612"
6'-5"6'-112"
0'-2"0'-2"
2'-8"
STAIR 2-3
201
STAIR 1
2XX
POWDER
202
LIVING
204
DINING
205
KITCHEN
206
DECK
207
CLOS.
203
STAIR 1
2XX
POWDER
202
LIVING
204
DINING
205
KITCHEN
206
DECK
207
CLOS.
203
STAIR 1-2
200 3'
-
5
"
STAIR 2-3
201
STAIR 1-2
200
PLAN 1 PLAN 2 REVERSE
2'-71 2"
15
'
-
6
7
8 "
3'
-
5
"
8'-83 8"8'-83 8"
4'-95 8"4'-95 8"
0'
-
3
"
1'
-
0
"
16'-1118"18'-13 4"16'-1118"
5ECNG 0&(.1142.#0
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
BUILDINGS A & D
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-1.2b
03.20.18
RG
2017.019
-';/#2
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
PC Agenda Page 35
25'-8"
52'-0"
32
'
-
0
"
5'
-
3
1
2 "
11'-0"
3'
-
0
"
12'-41 2"
14'-0"
14
'
-
5
"
12
'
-
3
1 2 "
10
'
-
5
"
4'
-
0
"
3'
-
4
1 2 "
6'-13 4"4'-101 4"
2'-312"
6'-33 8"6'-118"
0'-8"
3'-91 2"2'-312"5'-312"
2'-6"2'-6"
4'-51 2"
9'-63 8"
6'
-
3
1
2 "
25'-8"
7'-05 8"3'-9"5'-4"
0'-8"
3'-95 8"
6'
-
0
"
9'-1"
3'
-
5
"
16'-7"
5'
-
7
1 2 "
5'
-
4
"
1'
-
1
0
"
4'
-
5
3
4 "
4'
-
5
3
4 "
1'
-
1
0
1
2 "
1'
-
2
1
2 "
14
'
-
5
"
1'
-
1
0
"
0'-2"
3'-23 4"
2'-11 4"
2'
-
3
1
2 "
8'
-
1
1
1
2 "
3'
-
5
1
2 "
10
'
-
1
1
1
2 "
25'-8"
32
'
-
0
"
5'
-
3
1
2 "
3'
-
0
"
11'-0"12'-41 2"
14'-0"
12
'
-
3
1 2 "
10
'
-
5
"
14
'
-
5
"
4'
-
0
"
3'
-
4
1 2 "
6'-13 4"4'-101 4"
2'-312"
6'-33 8"6'-118"
3'-912"2'-31 2"5'-31 2"
2'-6"2'-6"
4'-51 2"
9'-63 8"7'-05 8"3'-9"5'-4"
0'-8"
3'-95 8"
6'
-
0
"
6'
-
3
1
2 "
9'-1"
3'
-
5
"
16'-7"
25'-8"
5'
-
7
1 2 "
5'
-
4
"
1'
-
1
0
"
4'
-
5
3
4 "
4'
-
5
3
4 "1'
-
2
1
2 "
1'
-
1
0
1
2 "
14
'
-
5
"
0'-2"
3'-23 4"
2'-11 4"
8'
-
1
1
1
2 "
2'
-
3
1
2 "
1'
-
1
0
"
10
'
-
1
1
1
2 "
3'
-
5
1
2 "
STAIR 2-3
300
BATH 2
303
CLOS.
304
BATH 3
306
CLOS.
305
(MASTER)
BED 1
302
HALL
301
BED 2
309
CLOS.
310
LIVING
308
BED 3
307
STAIR 2-3
300
BATH 2
303
CLOS.
304
BATH 3
306
CLOS.
305
(MASTER)
BED 1
302
HALL
301
BED 2
309
CLOS.
310
LIVING
308
BED 3
307
PLAN 1 PLAN 2 REVERSE
1'
-
0
"
18'-15 8"15'-83 4"18'-15 8"
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-1.3b
03.20.18
RG
2017.019
5ECNG 4&(.1142.#0
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
-';/#2
BUILDINGS A & D
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
Planning Response 05.20.19
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
(.114#4'## 2.#0 4'8'45'
#4'#5 53(62'4&9'..+0)70+6 2.#0
56(.114*#$+6#$.'
0&(.114*#$+6#$.'
4&(.114*#$+6#$.'
616#.*#$+6#$.'
)#4#)'
0&(.114&'%-
)4#0&616#.
PC Agenda Page 36
4'-0"4'-0"
1'
-
6
"
2'
-
0
"
PLAN 1 PLAN 1 REVERSE
12 3
4
5
4
5ECNG 411(2.#0
Ä
411(2.#0-';016'5
*'&.+0'1(9#..$'.19411(
411(+0) %1/215+6+105*+0).'
4+&)'
(#5%+#)766'4
$#4)'$1#4&
4#-'(#5%+#
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-2.1a
03.20.18
RG
2017.019
Planning Response 05.20.19
BUILDINGS B, C, E & F
-';/#2
PC Agenda Page 37
PLAN 1 PLAN 2 REVERSE
5
4
4
1
2
3
5
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-2.1b
03.20.18
RG
2017.019
5ECNG 411(2.#0 0&(.114
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
Planning Response 05.20.19
BUILDINGS A & D
-';/#2
411(2.#0-';016'5
*'&.+0'1(9#..$'.19411(
411(+0) %1/215+6+105*+0).'
4+&)'
(#5%+#)766'4
$#4)'$1#4&
4#-'(#5%+#
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
PC Agenda Page 38
PLAN 1 PLAN 2 REVERSE
4
1
2
3
5
4
5ECNG 411(2.#0 4&(.114
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-2.2b
03.20.18
RG
2017.019
Planning Response 05.20.19
BUILDINGS A & D
-';/#2
411(2.#0-';016'5
*'&.+0'1(9#..$'.19411(
411(+0) %1/215+6+105*+0).'
4+&)'
(#5%+#)766'4
$#4)'$1#4&
4#-'(#5%+#
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
PC Agenda Page 39
1
4'-0"4'-0"
1'
-
6
"
2'
-
0
"
PLAN 1 PLAN 2 REVERSE
2 3
4
5
4
4
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part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-2.3b
03.20.18
RG
2017.019
5ECNG 411(2.#0
Ä
411(2.#0-';016'5
*'&.+0'1(9#..$'.19411(
411(+0) %1/215+6+105*+0).'
4+&)'
(#5%+#)766'4
$#4)'$1#4&
4#-'(#5%+#
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
Planning Response 05.20.19
BUILDINGS A & D
-';/#2
PC Agenda Page 40
/#6'4+#.%1.145#/2.'5
411(+0) (4106&114 $1#4& $#66'0
)#4#)'&114
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7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
MS-A
03.20.18
RG
2017.019
5ECNG (4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"5ECNG 5+&''.'8#6+10 4+)*61((4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
Planning Response 07.27.17
Planning Response 11.05.18
'.'8#6+10-';016'5%1.145%*'/'#
#$%&')*
'.'/'06 /#6'4+#. /(4 /1&'.6;2' %1.14
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59
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59
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9*+4.211.
59
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4#+.+0) 911&0#911&5#0&$#4
59
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9+..+#/5
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Planning Response 05.20.19
PC Agenda Page 41
5ECNG (4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"5ECNG 5+&''.'8#6+10 4+)*61((4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
/#6'4+#.%1.145#/2.'5
411(+0) (4106&114 $1#4& $#66'0
)#4#)'&114
#%%'06+6'/5
9+0&19 5+&+0) $4+%-
$4+%-/146#4
%1.7/0$#5'%#2
Planning Response 07.27.17
Planning Response 11.05.18
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
MS-B
03.20.18
RG
2017.019
'.'8#6+10-';016'5%1.145%*'/'$
#$%&')*
'.'/'06 /#6'4+#. /(4 /1&'.6;2' %1.14
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59
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&19052176 /'6#. 6$&4170&
5'#/.'55
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59
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59
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9+..+#/5
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59
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5*'49+0Ä
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59
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4#+.+0) 911&0#911&%1%110
59
2#+065#6+0
$#5'%#2 %10%4'6' 0#0#0#674#. 5'#.'&(.#6
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8'0''4
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8'0''4
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6':674'
$4+%-
/146#4
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9+..+#/5
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59
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9+..+#/5
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59
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#$$4'8+#6+105
,* ,#/'5*#4&+' 59 5*'49+09+..+#/5
0# 016#22.+%#$.' 6$& 61$'&'6'4/+0'&
Planning Response 05.20.19
PC Agenda Page 42
5ECNG '.'8#6+10 (4106
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
BUILDINGS B, C, E & F
Planning Response 07.27.17
0 6" 1' 2'4'
1/2" = 1'-0"
&114-';016'5
%4#(65/#056;.'&114
2#+06'&64+/
5ECNG 6;2+%#.'064;&114
Ä
Planning Response 11.05.18
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-4.1a
03.20.18
RG
2017.019
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
-';/#2
-';016'5
411(+0)
$#4)'$1#4&
(#5%+#)766'4
&19052176
4#(6'46#+.
*14+<106#..#25+&+0)
9+0&19
(4106&114
64+/$1#4&
$1#4& $#66'0
$'#/241,'%6+10
01675'&
4#+.+0)
$#5'%#2
$4+%-
$4+%-/146#4
)#4#)'&114
2.#06'4$1:
PC Agenda Page 43
5ECNG '.'8#6+10 5+&'
.'(65+&'1((4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"5ECNG '.'8#6+10 5+&'
4+)*65+&'1((4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
BUILDINGS B, C, E & F BUILDINGS B, C, E & F
Planning Response 07.27.17
Planning Response 11.05.18
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-4.2a
03.20.18
RG
2017.019
-';/#2
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
-';016'5
411(+0)
$#4)'$1#4&
(#5%+#)766'4
&19052176
4#(6'46#+.
*14+<106#..#25+&+0)
9+0&19
(4106&114
64+/$1#4&
$1#4& $#66'0
$'#/241,'%6+10
01675'&
4#+.+0)
$#5'%#2
$4+%-
$4+%-/146#4
)#4#)'&114
2.#06'4$1:
PC Agenda Page 44
5ECNG '.'8#6+10 4'#4
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
BUILDINGS B, C, E & F
Planning Response 07.27.17
Planning Response 11.05.18
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-4.3a
03.20.18
RG
2017.019
-';/#2
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
-';016'5
411(+0)
$#4)'$1#4&
(#5%+#)766'4
&19052176
4#(6'46#+.
*14+<106#..#25+&+0)
9+0&19
(4106&114
64+/$1#4&
$1#4& $#66'0
$'#/241,'%6+10
01675'&
4#+.+0)
$#5'%#2
$4+%-
$4+%-/146#4
)#4#)'&114
2.#06'4$1:
PC Agenda Page 45
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-4.1b
03.20.18
RG
2017.019
5ECNG '.'8#6+10 (4106
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
BUILDINGS A & D
Planning Response 07.27.17
Planning Response 11.05.18
Planning Response 05.20.19
-';/#2
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
-';016'5
411(+0)
$#4)'$1#4&
(#5%+#)766'4
&19052176
4#(6'46#+.
*14+<106#..#25+&+0)
9+0&19
(4106&114
64+/$1#4&
$1#4& $#66'0
$'#/241,'%6+10
01675'&
4#+.+0)
$#5'%#2
$4+%-
$4+%-/146#4
)#4#)'&114
2.#06'4$1:
PC Agenda Page 46
5ECNG '.'8#6+10 5+&'
.'(65+&'1((4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"5ECNG '.'8#6+10 5+&'
4+)*65+&'1((4106'.'8#6+10
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
BUILDINGS A & DBUILDINGS A & D
Planning Response 07.27.17
Planning Response 11.05.18
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-4.2b
03.20.18
RG
2017.019
-';/#2
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
-';016'5
411(+0)
$#4)'$1#4&
(#5%+#)766'4
&19052176
4#(6'46#+.
*14+<106#..#25+&+0)
9+0&19
(4106&114
64+/$1#4&
$1#4& $#66'0
$'#/241,'%6+10
01675'&
4#+.+0)
$#5'%#2
$4+%-
$4+%-/146#4
)#4#)'&114
2.#06'4$1:
PC Agenda Page 47
5ECNG '.'8#6+10 4'#4
Ä
0 1' 2' 4'8'
1/4" = 1'-0"
BUILDINGS A & D
Planning Response 07.27.17
Planning Response 11.05.18
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-4.3b
03.20.18
RG
2017.019
-';/#2
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
-';016'5
411(+0)
$#4)'$1#4&
(#5%+#)766'4
&19052176
4#(6'46#+.
*14+<106#..#25+&+0)
9+0&19
(4106&114
64+/$1#4&
$1#4& $#66'0
$'#/241,'%6+10
01675'&
4#+.+0)
$#5'%#2
$4+%-
$4+%-/146#4
)#4#)'&114
2.#06'4$1:
PC Agenda Page 48
5ECNG 2#46+#.5+6'5'%6+10 4Ä#$766+0)4Ä4'#4;#4&*'+)*6.+/+6#6+10
Ä
5'%6+10-';016'5
2412'46;.+0'
(+0+5*'&)4#&'
Ä/#:+/7/*'+)*6/#5104;9#..#62412'46;.+0'
&')4''.+0'1(5+6'(41/6121(/#5104;9#..#62412'46;.+0'
0 2' 4' 8'16'
1/8" = 1'-0"
5ECNG 2#46+#.5+6'2.#0
Ä
02.28.21
Planning Response 07.27.17
Planning Response 11.05.18
5*''6)'0'4#.016'5
PRELIMINARY DESIGN DIMENSIONS ARE APPROXIMATE. FINAL DIMENSIONS SHALL BE CONFIRMED IN
CONSTRUCTION DOCUMENTS.
0 2' 4' 8'16'
1/8" = 1'-0"
Planning Response 05.20.19
7KH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21 $OOULJKWVUHVHUYHG1R
part of this document may be reproduced in any form or by any means without
SHUPLVVLRQLQZULWLQJIURPWKH*É/9(=$5$1*2$5&+,7(&785$/&25325$7,21
A-5
03.20.18
RG
2017.019
PC Agenda Page 49
MATERIAL LIST
NO. BOTANICAL NAME COMMON NAME SIZE QTY WUCOLS REMARKS
REG. 3
PROPOSED TREES: 2 - 48” box & 2 - 36” box trees shall be specifically located on final landscape plan submittal
T1 ARBUTUS ‘MARINA’STRAWBERRY TREE 48” BOX 2 LOW MULTI TRUNK
ARBUTUS ‘MARINA’STRAWBERRY TREE 24” BOX 8 LOW MULTI TRUNK
T2 LOPHOSTEMON CONFERTUS BRISBANE BOX 15 GAL. 25 MODERATE STD. TRUNK
T3 PLATANUS RACEMOSA CALIFORNIA SYCAMORE 48” BOX 2 MODERATE LOW BRANCHING
PLATANUS RACEMOSA CALIFORNIA SYCAMORE 24” BOX 6 MODERATE LOW BRANCHING
T4 SCHEFFLERA ELEGANTISSIMA FALSE ARALIA 24” BOX 4 MODERATE MULTI TRUNK / LOW BRANCHING
PROPOSED SHRUBS:
S1 ACCA SELLOWIANA PINEAPPLE GUAVA 5 GAL. 19 LOW LOW BRANCHING FORM
S2 ALOE STRIATA CORAL ALOE 5 GAL. 103 LOW
S3 CALLISTEMON ‘LITTLE JOHN’DWARF BOTTLEBRUSH 5 GAL. 41 LOW
S4 DIETES GRANDIFLORA FORTNIGHT LILY 5 GAL. 51 LOW
S5 MYRTUS COMMUNIS ‘COMPACTA’ DWARF MYRTLE 5 GAL. 20 LOW
S6 PRUNUS ILICIFOLIA SSP. LYONII CATALINA CHERRY 5 GAL. 51 LOW SCREENING HEDGE
S7 RHAPHIOLEPIS INDICA ‘CLARA’ INDIA HAWTHORN 5 GAL. 54 LOW
PROPOSED GROUNDCOVERS:
G1 MYOPORUM PARVIFOLIUM PROSTRATE MYOPORUM FLATS 18” o.c.LOW
G2 ROSMARINUS ‘PROSTRATUS’PROSTRATE ROSEMARY 1 GAL. 36” o.c.LOW
PROPOSED LAWN:
L MARATHON II SOD SOD
PROPOSED ENTERTAINMENT PARK:
EP ENTERTAINMENT PARK WITH ARTIFICIAL TURF
PROPOSED KID PARK:
KP KID PARK WITH ARTIFICIAL TURF
August 2018
BUILDING F BUILDING E BUILDING D
BUILDING C BUILDING B BUILDING A
T1 - ARBUTUS 'MARINA'T2 - LOPHOSTEMON CONFERTUS
T3 - PLATANUS RACEMOSA T4 - SCHEFFLERA ELEGANTISSIMA
S1 - ACCA SELLOWIANA S2 - ALOE STRIATA
S3 - CALLISTEMON 'LITTLE JOHN'S4 - DIETES GRANDIFLORA
S5 - MYRTUS 'COMPACTA'S6 - PRUNUS SSP. LYONII
S7 - RAPHIOLEPIS 'CLARA'G1 - MYOPORUM PARVIFOLIUM
G2 - ROSMARINUS 'PROSTRATUS'
SITE LANDSCAPE AREA
LANDSCAPE AREA = 6,820 SQ. FT.
TURF = 429 SQ. FT.
SYNTHETIC TURF = 2,142 SQ. FT.
TOTAL LANDSCAPE PROJECT AREA = 9,391 SQ. FT.
PLANT LIST
NO.BOTANICAL NAME COMMON NAME SIZE QTY WUCOLS REMARKS
RATING
PROPOSED TREES:
2 - 48" box Arbutus & 2 - 36" box Platanus trees shall be graphically located on final landscape plan submittal
T1 ARBUTUS 'MARINA'STRAWBERRY TREE 48" BOX 2 LOW MULTI TRUNK, GRAPHICALLY LOCATED ON FINAL PLANTING PLAN
ARBUTUS 'MARINA'STRAWBERRY TREE 24" BOX 8 LOW MULTI TRUNK
T2 LOPHOSTEMON CONFERTUS BRISBANE BOX 15 GAL.28 MODERATE STD. TRUNK
T3 PLATANUS RACEMOSA CALIFORNIA SYCAMORE 36" BOX 2 MODERATE LOW BRANCHING, GRAPHICALLY LOCATED ON FINAL PLANTING PLAN
PLATANUS RACEMOSA CALIFORNIA SYCAMORE 24" BOX 6 MODERATE LOW BRANCHING
T4 SCHEFFLERA ELEGANTISSIMA FALSE ARALIA 24" BOX 4 MODERATE MULTI TRUNK / LOW BRANCHING
EXISTING SHRUBS:
S1 ACCA SELLOWIANA PINEAPPLE GUAVA 5 GAL.24 LOW LOW BRANCHING FORM
S2 ALOE STRIATA CORAL ALOE 5 GAL.96 LOW
S3 CALLISTEMON 'LITTLE JOHN'DWARF BOTTLEBRUSH 5 GAL.30 LOW
S4 DIETES GRANDIFLORA FORTNIGHT LILY 5 GAL.51 LOW
S5 MYRTUS COMMUNIS 'COMPACTA'DWARF MYRTLE 5 GAL.21 LOW
S6 PRUNUS ILICIFOLIA SSP. LYONII CATALINA CHERRY 5 GAL.66 LOW SCREENING HEDGE
S7 RHAPHIOLEPIS INDICA 'CLARA'INDIA HAWTHORN 5 GAL.41 LOW
PROPOSED GROUNDCOVERS:
G1 MYOPORUM PARVIFOLIUM PROSTRATE MYOPORUM FLATS 18" o.c.LOW GRAPHICALLY LOCATED ON FINAL PLANTING PLAN
G2 ROSMARINUS 'PROSTRATUS'PROSTRATE ROSEMARY 1 GAL.36" o.c.LOW GRAPHICALLY LOCATED ON FINAL PLANTING PLAN
PROPOSED LAWN:
L MARATHON II SOD SOD HIGH
PROPOSED PAVERS:
P PAVERS
PROPOSED ENTERTAINMENT PARK:
EP ENTERTAINMENT PARK WITH ARTIFICIAL TURF
PROPOSED KID PARK:
KP KID PARK WITH ARTIFICIAL TURF
WATER EFFICIENT LANDSCAPE CALCULATIONS
PER 2015 REVISED MODEL WATER EFFICIENT LANDSCAPE ORDINANCE
REFERENCE EVAPOTRANSPIRATION (ETo) 50.1
PLANT DESCRIP.PLANT FACTOR (PF)IRRIGATION METHOD IRRIG. EFFICIENCY (IE)ETAF (PF / IE)LAND. AREA ETAF X AREA ETWU
HIGH USE 0.7 DRIP 0.81 0.86 429 368.9 11,459 GAL. / YR.
MODERATE WATER 0.5 DRIP 0.81 0.62 370 228.3 7,091 GAL. / YR.
LOW USE 0.2 DRIP 0.81 0.25 6,450 1612.5 50,087 GAL. / YR.
NO USE N/A N/A N/A N/A 2,142 N/A 0 GAL. / YR.
TOTAL 9,391 S.F.2209.7
ETWU TOTAL 68,637 GAL. / YR.
MAWA TOTAL 160,437 GAL. / YR.
MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
MAWA = (ETo) (0.62) [(ETAF X LA) + ((1-ETAF) X SLA)]
MAWA = (50.1) (0.62) [(0.55 X 9,391) + (0.45 X 0)]
MAWA = 160,437 GAL. / YR.
ETAF CALCULATIONS
(AVERAGE ETAF FOR REGULAR LANDSCAPE AREAS MUST BE .55 OR BELOW FOR RESIDENTIAL AREAS)
TOTAL ETAF X AREA = 2209.7
TOTAL AREA = 9,391 S. F.
AVERAGE ETAF = 0.23
HYDROZONE INFORMATION TABLE
HIGH WATER USE HYDROZONE = PROPOSED TURF AREAS (429 SQ. FT. = 4% OF LANDSCAPE)
MODERATE WATER USE HYDROZONE = RWS FOR PROPOSED LOPHOSTEMON, PLATANUS AND SCHEFFLERA TREES (370 SQ. FT. = 4% OF LANDSCAPE)
LOW WATER USE HYDROZONE = ALL PROPOSED LANDSCAPE ARES, EXCLUDING TURF, ARTIFICIAL TURF AND TREES IN ABOVE CATEGORY (6,450 SQ. FT. = 69% OF LANDSCAPE)
NO WATER USE HYDROZONE = ALL PROPOSED SYNTHETIC TURF AREAS (2,142 SQ. FT. = 23% OF LANDSCAPE)
JUNE 2019KGW
AS SHOWN
1416
October 2019
PC Agenda Page 50
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