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HomeMy WebLinkAbout4. 11022 Downey Ave - TPM 78275 Extension11022 Downey Avenue January 15, 2020 - Page 2 Land Use Designation of Mixed Use and is within the Downtown Downey Specific Plan – Downtown Core District. On January 3, 2018, the Planning Commission approved Tentative Parcel Map No. 78275 to consolidate two lots into one parcel as part of an overall restoration and conversion project for the former Avenue Theater building. Approval of the Tentative Map started a twenty-four month time-clock for the applicant to complete preparation of the Final Map and recordation by the County of Los Angeles. On December 23, 2018, the applicant submitted a letter to the Planning Division requesting an extension of the Tentative Map approval for a period of twelve months. The Subdivision Map Act allows a local jurisdiction to approve a one year extension for completion of the Final Map and recordation process. The applicant submitted the extension request prior to the January 3, 2020 expiration date but, due to holiday scheduling, the request could not be scheduled at an earlier meeting. If approved, the extension will be granted from the original expiration date and set a new expiration date to be January 3, 2021. DISCUSSION The Avenue Theater building is currently constructed across two parcels; as part of their original project, the applicant submitted an application for Tentative Parcel Map No. 78275 to consolidate the parcels into a single lot. The Planning Commission approved the requested Tentative Parcel Map as a component of the Avenue Theater conversion project on January 3, 2018. Upon completion, the Final Map will reflect a required 5’-6” dedication to the City along Downey Avenue resulting in an L-shaped parcel of 10,283 square feet. A Parcel Map has various steps that are required before it can be accepted by the County and recorded as a new legal parcel. The first step is a City review through the Tentative Map process; where the map is reviewed for compliance with minimum lot standards, conformity with development standards, and compliance with the Subdivision Map Act. After the Tentative Map is approved, an applicant is required to prepare a Final Map; this requires a higher level of technical assessment and information to be prepared and incorporated onto the map to identify new legal descriptions and boundaries, particularly when dedications are required. The preparation of the Final Map requires sequential review by the Public Works Department and County staff to ensure all technical information is conveyed correctly on the map before the County determines the Final Map is complete. Once the Final map is complete, it is submitted for final acceptance by the Planning Commission before it is scheduled for final approval from the City Council. The County of Los Angeles will only accept a Final Map for recordation after it has been approved by the City Council. The Downey Municipal Code (§ 9922) states that an extension of time may be requested prior to the expiration of the approved Tentative Map. The Municipal Code further states that the extension may be granted for just cause by the Planning Commission for a period not to exceed one year, as provided in Section 66452.6(e) of the Subdivision Map Act. The applicant submitted the request for an extension of time prior to the expiration of Tentative Parcel Map No. 78275. Since the date of the Planning Commission approval, the applicant has worked to prepare project plans and meet various conditions that were placed upon the project. Various factors have caused minor delays in different areas of the multi-faceted project and resulted in the need for additional time to complete the Final Map preparation. The applicant’s letter, which has been PC AGENDA PAGE 2 11022 Downey Avenue January 15, 2020 - Page 3 included as “Exhibit C” in this report, states that the additional time is needed to complete tax bond processing required by the County, a final review of the Final Map by the Engineering Division, and City Council acceptance of the 5 ft. 6 in. dedication that was required as a condition of the Tentative Parcel Map approval. The applicant anticipates completing this process in less than twelve months but has requested the full extension permitted to ensure sufficient time to complete the full process. DEVELOPMENT REVIEW COMMITTEE The proposed project Tentative Parcel Map extension did not require a review from the Development Review Committee (DRC). ENVIRONMENTAL ANALYSIS Staff reviewed the proposed use, as part of its initial approval, for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it was determined that the request is categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-fill Development Projects). Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of the California Environmental Quality Act. Class 32 consists of projects in urbanized areas, on sites that are less than five acres, and can be adequately served by all utilities. The subject site met all of the qualifications; as such, the proposed project is eligible for the Class 32 exemption. CORRESPONDENCE As of the date that this report was printed, there has been no correspondence regarding this matter. CONCLUSION Staff recommends that the Planning Commission approve a one year extension of Tentative Parcel Map No. 78275 through approval of the proposed Resolution. EXHIBITS A. Maps B. Draft Resolution C. Letter from Applicant PC AGENDA PAGE 3 11022 Downey Avenue January 15, 2020 - Page 4 MAPS Location Aerial Photograph Subject Site PC AGENDA PAGE 4 11022 Downey Avenue January 15, 2020 - Page 5 Zoning Subject Site PC AGENDA PAGE 5 RESOLUTION NO. 20-_____ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING A ONE YEAR EXTENSION OF TENTATIVE PARCEL MAP NO. 78275 FOR A PROPERTY LOCATED AT 11022 DOWNEY AVENUE, ZONED DOWNTOWN DOWNEY SPECIFIC PLAN (DDSP) 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 January 3, 2018, the Planning Commission held a public hearing and voted to approve Tentative Parcel Map No. 78275 in conjunction with a Site Plan Review, Conditional Use Permit and Variance for the conversion of the Avenue Theater into three separate businesses; and, B. The Downey Municipal Code (§9922), in compliance with Subdivision Map Act §66452.6, states that an approved Tentative Map shall expire twenty-four months after its approval; and, C. The Downey Municipal Code (§9922) permits the Planning Commission to approve a one year extension of time as provided in Section 66452.6(e) of the Subdivision Map; and, B. On December 23, 2019, the applicant submitted a letter to request a one year extension of the approval for Tentative Parcel Map No. 78275 to allow time to complete the Final Map. SECTION 2. The Planning Commission further finds, determines and declares the environmental impact of the proposed development has been reviewed and has been found to comply with the California Environmental Quality Act (CEQA) and is categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-fill Development Projects). SECTION 3. The Planning Commission hereby finds, determines and declares that: A. The extension is necessary to allow time to process required items for the Final Map. The applicant has actively pursued execution of the original project approvals but has required revisions after reviews from the Engineering Division and the County. Though the revisions utilized some of the original twenty-four month timeline, the applicant expects to complete the Final Map prior to the conclusion of the one year extension. SECTION 4. Based upon the findings set forth in Section 1 through 3 of this Resolution, the Planning Commission of the City of Downey hereby approves a one year extension for Tentative Parcel Map No. 78275. PC AGENDA PAGE 6 Resolution No. 20-_______ Downey Planning Commission TPM No. 78275 Extension – 11022 Downey Avenue January 15, 2020 - Page 2 SECTION 5. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED, AND ADOPTED this 15th day of January, 2020. 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 15th day of January, 2020 by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission PC AGENDA PAGE 7