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HomeMy WebLinkAboutPC Reso 10-2690RESOLUTION NO. 10-2690 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING SITE PLAN REVIEW APPLICATION PLN -10-08101, A REQUEST TO CONSIDER THE DESIGN AND IMPROVEMENTS OF A PHOTOVOLTAIC SOLAR PANEL ENERGY SYSTEM FOR THE KAISER INDPENDENCE PARK ADMINISTRATIVE BUILDING AT 12254 BELLFLOWER BOULEVARD, ZONED GENERAL MANUFACTURING (M-2). 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. An application was filed by Pamela Steele, on behalf of Kaiser Foundation Health Plan, Inc., requesting approval of Site Plan Review PLN -1 0-08101, a request to consider the design of photovoltaic -solar -panel energy system on the 8.57 -acre site at 12254 Bellflower Boulevard. B. The project site is zoned General Manufacturing, or M-2 and it is designated Commercial Manufacturing on the General Plan land use diagram. C. The Los Angeles County Tax Assessor's Office identifies the project site as assessor parcel number 6283=001-036: D. The Planning Commission held a duly -noticed public hearing on November 17, 2010, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearing, adopted Resolution No. 10- 2690, approving -Site Plan Review PLN -10-08101. SECTION 2. Having considered all of the oral and written evidence presented to it at said public hearing, the Planning Commission further finds, determines and declares that: A. That the site pian is consistent with the goals and policies embodied in the Generai Plan and other applicable plans and policies adopted by the Council. Implementing the proposed photovoltaic energy -system is consistent with several policies in the Conservation Element of the General Plan. For example, General Plan Program 4.6.1.1. states, "Provide incentives for people to use renewable energy sources such as -Solar energy." Also, page 21 of the Conservation Element states, "The City should continue installing energy conserving street lights and traffic signals. In addition, the use of solar panels for residential, commercial, and industrial projects should be encouraged." 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. Indeed, the proposed. photovoltaic (PV) energy system complies with the provisions of -the affected site's M-2 or General Manufacturing zoning classification. For example, the proposed carport structure complies with the 46 -foot setback requirement from the adjacent residential zone; in addition, the building's parapets are high enough so the rooftop PV panels will not be visible from adjoining properties. Resolution No. 10-2600 Planning Commission C. That the proposed development's site plan and its design features, including architecture and landsca in will inte rate harmonious) and enhance the character and desi n of the site. the immediate neighborhood and the surrounding areas of the City. The proposed carport structure is a 12 -foot high accessory structure that is set behind the main building so -it will not be visible to passing traffic and neighboring properties. Still, the carport structure's steel columns and blue PV panels will blend with the components that comprise the main building's elevations. D. That the site pian 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. Developing the carport structure is not expected to interfere with the site's daily activities, nor will it interfere with its existing development features. It will cover approximately 316 employee parking spaces, but it won't displace any of the stalls. E. That the ro osed development will improve the community a earance b preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. Again, the proposed 12 -foot high carport structure is an accessorystructure that will be set behind the 2 -story office building. Yet, regardless of its subordinate status, its components will work well with the main building's contemporary architectural style. Carport components include steel columns and blue PV panels and these modern elements will complement the main building's semi -industrial appearance with its metal skin and glass curtains. F. That the site plan and design considerations shall tend to upgradeproperty_in the immediate neighborhood and surroun ing areas with an accom an in betterment of conditions affecting the public health, safety. comfort, and welfare. Benefits of project implementation for neighboring properties will not be visibly apparent because of its limited scale; but it may better conditions by minimizing the heat island effect in the immediate area. That is, a heat island effect occurs where an expansive parking lot releases heat accumulate throughout the day. The proposed carport structure envisions covering most of the rear parking lot, and may as a result, lower the temperature in the area caused by the parking lot's expansive asphalt. . 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 conditions of approval for PLN-10-08101(SPR) will include a condition stating the development's site plan and design features will incorporate graffiti -resistant materials. SECTION -3. Based, upon the findings set forth in Sections 1 and 2 of this resolution, the Planning Commission hereby approves PLN-10-08101(SPR), subject to the Conditions of Approval attached hereto as Exhibit A. PLN-10-08101(SPR) — Kaiser PV Solar Energy System Page 2 Resolution No. 10-2690 Planning Commission SECTION 4. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 17th day of ov rKiber,. 10. ,Louis Morale , Chairman City Planni g 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 17h day of November, 2010 by the following vote, to wit: AYES: COMMISSIONERS: Vasquez, Lambros, Murray, Kiefer, Morales ABSENT: COMMISSIONERS: None NOES: COMMISSIONERS: None Theresa Donahue, Secretary City Planning Commission PLN-10-08101(SPR) — Kaiser PV Solar Energy System Page 3 Resolution No. 10-2690 Planning Commission EXHIBIT A ---Conditions of Approval PLN -10-08101 Site Plan Review Application Planning Division 1. This approval is a request to consider the design and improvements of a photovoltaic solar energy system at the Kaiser Permanente administrative office building at 12254 Bellflower Boulevard; the system consists of installing panels on the roof of the existing 2 -story office building and erecting an 80,000 square foot carport in the rear parking lot that will also beicovered with panels. Deviations or exceptions from said plans, dated October 22' and October 30 shall not be permitted without the approval of the City Planning Commission. 2. The Planning Commission shall retain jurisdiction to amend or add conditions with a public noti-oe and public hearing to assure compatibility with the purpose and intent of the Comprehensive Zoning Ordinance and to protect the health, safety and welfare. 3. All conditions of PLN -10-08101 shall be complied with before this site plan review application becomes valid. 4. If City approval is contingent upon any changes to the application's plans as submitted, the Applicant shall submit three (3) copies of the revised plans, incorporating all approved amendments, overlays, modifications, etc. to the Planning Division prior to the issuance of building permits. 5. The applicant shall submit a landscape plan of the planters under the proposed carport structure with plant materials that grow successfully in shade. Planning Division Staff shall approve the plan before the project's building permit is finaled. 6. All developments in excess of $500,000.00 valuation that involve the construction of reconstruction of light industrial or commercial shall be subject to the Public Arts Program. The applicant shall either install public art on their property or pay a cash payment equal to the public arts fee in accordance with the City of Downey Manual for Arts in Public Places. 7. The applicant shall incorporate anti -graffiti elements into the building design, such as non -porus coating on exterior wall surfaces, plant materials, and anti - graffiti film on windows, subject to the approval of the City Planner. 8. The Applicant shall insure that all parking spaces under the carport structure are at least 18 feet in length. Public Works 9. The owner/applicant shall obtain all necessary plan approvals and permits. 10. The owner/applicant shall install all utilities underground. PLN-10-08101(SPR) — Kaiser PV Solar Energy System Page 4 Resolution No. 10-2690 Planning Commission 11. If applicable, the owner/applicant shall be required to complete a construction & demolition (C&D) waste management plan per Article V. Chapter 8 of the Downey Municipal Code. . 12. The owner/applicant shall comply with the National Pollutant Discharge Elimination System (NPDES) requirements of the Federal Clean Water Act (see Attachment A); the General Construction Activities Stormwater Permit (GCASP) of the State Water Resources Control Board; the Standard Urban Stormwater Mitigation Plan (SUSMP); and Ordinance 1142 of the Downey Municipal Code (DMC). Building & Safety 13. Plans must be stamped and wet signed by a civil engineer at submission of plans into plan check. Fire Department 14. Markings For commercial application, the marking should be placed adjacent to the main service disconnect in a location clearly visible from the location where the lever is operated. Marking Content and Format MARKING CONTENT: CAUTION: SOLAR ELECTRIC SYSTEM CONNECTED RED BACKGROUND WHITE LETTERING MINIMUM 3/8" LETTER HEIGHT ALL CAPITAL LETTERS ARIAL OR SIMILAR FONT, NON=BOLD REFLECTIVE, WEATHER RESISTANT MATERIAL SUITABLE FOR THE ENVIRONMENT (durable adhesive materials may meet this requirement) Marking for Direct Current Conduit, Raceways, Enclosures, Cable Assemblies, and Junction Boxes Marking is required on all interior and exterior DC conduit, raceways, enclosures, cable assemblies, and junction boxes to alert the Fire Service to avoid cutting them. Marking should be placed on all interior and exterior DC conduit, raceways, enclosures, and cable assemblies, every 10 feet, at turns and above and/or, below penetrations and all DC combiner and junction boxes. Marking Content and Format MARKING. CONTENT: CAUTION SOLAR CIRCUIT RED BACKGROUND WHITE LETTERING MINIMUM 3/8" LETTER HEIGHT ALL CAPITAL LETTERS PLN-10-08101(SPR) — Kaiser PV Solar Energy System Page 5 Resolution No. 10-2690 Planning Commission ARIAL OR SIMILAR FONT, NON -BOLD REFLECTIVE, WEATHER RESISTANT MATERIAL SUITABLE FOR THE ENVIRONMENT (durable adhesive materials meet this requirement) No markings are required for the inverter. 15. Access There should be a minimum six foot (6) wide clear perimeter around the edges of the roof. Exception: If either axis of the building is 250 feet or less, there should be a minimum four feet (4') wide clear perimeter around the edges of the roof. 16. Pathways Pathways should- be established in the design of the solar installation. Pathways should meet the following requirements: a. Should be over structural members b. Centerline axis pathways should be provided in both axis of the roof. c. Centerline axis pathways should run on structural members or over the next closest structural member nearest to the center lines of jthe roof d. Should be straight line not less than 4 feet (4') clear to skylights and/or ventilation hatches e. Should be straight line not less than 4 feet (4') clear to roof standpipes f. Should provide not Less than 4 feet (44') clear around roof access hatch with at least one not less than 4 feet (4') clear pathway to parapet or roof edge 17. Smoke Ventilation a. Arrays should be no greater than 150 by 150 feet in distance in either axis b. Ventilation options between array sections should be either: 1. A ;pathway 8 feet (8') .or greater in width 2. 4 feet (4') or greater in width pathway and bordering on existing roof skylights or ventilation hatches 3. 4 feet (4') or greater in width pathway and bordering four feet (4') x 8 feet 8' "venting cutouts" every, 20 feet (20') on alternating sides of the pathway 18. Location of Direct Current (DC) Conductors Conduit, wiring systems, and raceways for photovoltaic circuits should be located as close as possible.to the ridge or hip or valley and from the hip or valley as directly as possible to an outside wall to reduce trip hazards and maximize ventilation opportunities. Conduit runs between sub arrays and to DC combiner boxes should use design guidelines that minimize total amount of conduit on the roof by taking the shortest path from the array to the DC combiner box. The DC combiner boxes are to be located such that conduit runs are minimized in the pathways between arrays. PLN-10-08101(SPR) — Kaiser PV Solar Energy System Page 6 Resolution No. 10-2690 Planning Commission To limit the hazard of cutting live conduit in venting operations, DC wiring should be run in metallic conduit or raceways when located within enclosed specs in a building and should be run, to the maximum extent possible, along the bottom of load-bearing members. PLN -1,0-03 t 01'(SPR) — Kaiser PV Solar Energy System Page 7 Resolution No. 10-2600 Planning Commission Attachment A Storm Water Pollution.Control Requirements for Construction Activities Minimum Water Quality Protection Requirements for All Development Construction Projects/Certification Statement The following is intended as an attachment for construction and grading plans and represent the minimum standards of good housekeeping which must be implemented on all construction sites regardless of size. ❑ Eroded sediments and other pollutants must be retained on site and may not be transported from the site via sheetflow, swales, area drains, natural drainage courses or wind. ❑ Stockpiles of earth and other construction related materials must be protected from being transported from the site by the forces of wind or water. ❑ Fuels, oils, solvents and other toxic materials must be stored in accordance with their listing and are not to contaminate the soil and surface waters. All approved - storage containers are to be protected from the weather. Spills must be cleaned up immediately and disposed of in a proper manner. Spills may not be washed into the drainage system. ❑ Non -storm water runoff from equipment and vehicle washing and any other activity shall be contained at the project site. ❑ Excess or waste concrete may not be washed into the public way or any other drainage system. Provisions shall be made to retain concrete wastes on site until they can be disposed of as solid waste. ❑ Trash and construction related solid wastes must be deposited into a covered receptacle to prevent contamination of rainwater and dispersal by wind. ❑ Sediments and other materials may not be tracked from the site by vehicle traffic. The construction entrance roadways must be stabilized so as to inhibit sediments from being deposited into the public way. Accidental depositions must be swept up immediately and may not be washed down by rain or other means. ❑ Any slopes with disturbed soils or denuded of vegetation must be stabilized so as to inhibit erosion by wind and water. ❑ Other As the project owner or authorized agent of the owner, I have read and understand the requirements listed above, necessary to control storm water pollution from sediments, erosion, and construction materials, and I certify that I will comply with these requirements. Project'Name: Project Address: Print Name Signature (Owner or authorized agent of the owner) Date (Owner or authorized agent of the owner) PLN-10-08101(SPR) — Kaiser PV Solar Energy System Page 8