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Home My WebLink About1. PLN-20-00029 - BellaSTAFF REPORT PLANNING DIVISION DATE: AUGUST 5, 2020 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: CRYSTAL LANDAVAZO, CITY PLANNER PREPARED BY: GUILLERMO ARREOLA, PRINCIPAL PLANNER SUBJECT: PLN-20-00029 (SITE PLAN REVIEW AND CONDITIONAL USE PERMIT) – A REVISED REQUEST TO REMODEL TWO EXISTING COMMERCIAL TENANT SPACES RESULTING FROM PC MEETING COMMENTS AND APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW A BAR/LOUNGE WITH A TYPE 48 ABC LICENSE AND LIVE ENTERTAINMENT, ON PROPERTY LOCATED AT 11002 DOWNEY AVENUE AND 8304 3RD STREET, ZONED DOWNTOWN DOWNEY SPECIFIC PLAN (DDSP). LOCATION: 11002 DOWNEY AVENUE & 8304 3RD STREET ZONING: DOWNTOWN DOWNEY SPECIFIC PLAN REPORT SUMMARY The applicant, Simon Simonian, (hereinafter “applicant’) is proposing a facade remodel to an existing vacant tenant space, formerly Maxwell’s Kitchen and Bath. The applicant proposes to operate a bar/lounge with a Department of Alcoholic Beverage Control (ABC) Type 48 license, allowing beer, wine and distilled spirits, and live entertainment. This request was originally presented to the Planning Commission at their meeting of July 1, 2020. At this meeting, staff presented a recommendation of denial due to concerns over the operation of a bar with no kitchen, live entertainment, and open air concept bar operations in the Downtown Core. After deliberation, the Planning Commission determined the proposal was a desirable business in the Downtown Core and instructed staff to return for an approval of the Conditional Use Permit request. At the direction of the Planning Commission, staff prepared the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING (PLN-20-00029), A REQUEST FOR FAÇADE REMODELS OF EXISTING COMMERCIAL TENANT SPACE, A CONDITIONAL USE PERMIT FOR A TYPE 48 ABC LICENSE, AND LIVE ENTERTAINMENT, IN CONJUNCTION WITH A LOUNGE/BAR, ON PC AGENDA PAGE 1 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 2 PROPERTY LOCATED AT 11002 DOWNEY AVENUE AND 8304 3RD STREET, ZONED DOWNTOWN DOWNEY SPECIFIC PLAN (DDSP) BACKGROUND The project site is located at the southeast corner of the Downey Avenue and 3rd Street intersection. The site has an area of 10,795 square feet and is developed with a one story multi- tenant building. The originally proposed subject tenant space measures 1,382 square feet. The original application identified prepackaged food and charcuterie to be provided as an accompaniment to the bar use. At the meeting of July 1, 2020 the applicant presented the Planning Commission with photos of several food items that would require temperature control and some level of food preparation. As a result, the Los Angeles County Department of Public Health was contacted to confirm the proposal would be able to comply with all required Health Department regulations. The applicant has since made revisions to the plans to show that the proposed business will expand into an adjacent tenant space at 8304 3rd Street, formerly occupied by a bail bonds business, to serve “back-of -house” needs such as a kitchen prep area, and storage purposes. The prep kitchen will comply with Health Department requirements that would enable the service that the applicant presented to the Planning Commission. The prep kitchen will comply with the need for temperature control but will not include any cooking appliances so it is not a full kitchen and does not classify the business as a restaurant. The revised proposal is for a 1,769 square feet bar/lounge business within the Downtown Core. Additional revisions have been made to the proposed plans to reflect compliance with building and ADA regulations as noted throughout this report. DISCUSSION As originally stated, the Downtown Downey Specific Plan distinguishes that uses such as live entertainment and bars/lounges require individual review through a Conditional Use Permit (CUP). As such, the proposed project requires a CUP to operate a bar/lounge without a restaurant and to provide live entertainment. A Site Plan Review is also under review by the Planning Commission for the façade improvements proposed to the primary bar/lounge space facing Downey Avenue and 3rd Street. Conditional Use Permit The proposed bar/lounge will operate with a Type 48 ABC License which allows the establishment to serve beer, wine, and distilled spirits. This license carries restrictions that prohibit minors from entering the establishment. The bar/lounge will also provide live entertainment. Staff identified concern over the service of distilled spirits without a kitchen and meal service in an open air setting that encroaches into the public right-of-way. The Planning Commission however, determined that there was desire for this type of use in the Downtown and instructed staff to prepare a Resolution of approval and address the stated concerns through plan revisions and conditions of approval. During the meeting, the Planning Commission instructed staff to include conditions of approval that would require food items to be sold in conjunction with the proposed bar use. To ensure that this condition was feasible within the limited tenant space, staff contacted the Los Angeles County Department of Public Health which oversees plan review for these facilities. This agency identified several standards such as use of a certified food preparation area, temperature PC AGENDA PAGE 2 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 3 control, and separation of food preparation areas from open air spaces. As a result, the applicant has proposed to expand the use into an adjacent 387 sq. ft. tenant space to serve “back of house” needs such as a preparation area, storage, sinks, and employee restroom. The Planning Commission determined that a bar is a “similar use” as described in the Downtown Downey Specific Plan and, as such, was permitted to have outdoor seating. The applicant was instructed that all accessibility requirements of the Americans with Disabilities Act (ADA) must be met for any seating area encroachments. As a result, the applicant revised the plans to show the proposed planters encroaching into the right-of-way would be replaced with a glass fence to enclose the outdoor eating area along Downey Avenue and the east corner of 3rd Street. Similarly, the outdoor seating area along the 3rd Street, west of the door has been removed because there was difficulty meeting ADA requirements. Original Revised Changes to Site Plan show in blue above and described below. A Planters revised and now show glass rail around outdoor seating area B Outdoor seating area along 3rd Street removed from proposal C New internal connection to expand the business into 8304 3rrd Street The Planning Commission stated support for the proposed live entertainment requested by the applicant and instructed staff to prepare appropriate conditions of approval for this additional use. At the Planning Commission meeting, the applicant stated that he envisioned the use of a lounge singer as the proposed live entertainment. As a result of the direction given by the Planning Commission, staff prepared a condition limiting live entertainment to two performers with no amplification; specifically one lounge singer and one accompanying musician, either vocal or instrumental. However, following the meeting, staff requested additional specifications PC AGENDA PAGE 3 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 4 from the applicant regarding his request for live entertainment and the applicant is now requesting approval of four musicians with no amplification. The hours of live entertainment have been revised to Friday and Saturday only from 4:00 p.m. to 2:00 a.m. Staff has included a condition to align these hours with other businesses that are required to cease live entertainment thirty minutes before closing. All live entertainment will be required to stop at 1:30 a.m. For consistency, staff has also included a condition that all doors and windows be closed during all hours when live entertainment is performed. All businesses with approved live entertainment are required to maintain all doors and windows closed during live entertainment hours to minimize potential noise impacts. Site Plan Review As previously described, the proposed remodel is focused on the primary corner tenant space, which currently consists of a large mansard roof and large windows at the northwest corner of the building. The main components of the remodel include removal of the mansard roof to be replaced with decorative horizontal wood siding along the upper portion of the building; a prominent black beam separating the horizontal wood siding from the remaining stucco portion of the building; metal paneling with a coal black finish around corner entries; cloth awnings and light fixtures along both facades, with decorative iron work along 3rd Street; and the storefront windows along Downey Avenue will be replaced with foldable glass doors/windows. The Planning Commission was receptive to the proposed façade updates and required no changes. Proposed Façade Remodel Existing Façade of Expansion Tenant Space PC AGENDA PAGE 4 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 5 As noted earlier in this report, the proposed use will expand into an adjacent tenant space to the rear of the original tenant space. The former bail bonds business will be incorporated into the proposed business to provide food storage, a preparation area, and an office to serve the needs of the business. A typical condition of such type of expansion is that the expansion area be treated with the same façade improvements applied to the rest of the business being served. Given the unique location and circumstance of the expansion area, staff has conditioned that the expansion area and neighboring storefront be restored to enhance the existing art deco style of the existing storefronts. This façade will retain the appearance of two storefronts and provide revitalization to the existing character. Additionally, this will serve as compliment to the improvements that will be made on either side of the storefronts. As directed at the July 1, 2020 Planning Commission meeting, staff included conditions that require the business to have food sales of 50% of gross sales receipts for the business, and require that the full charcuterie/food items be available at all times alcohol is served. Additionally, because the expanded area to rear is intended to serve “back of house” for the bar/lounge, conditions have been included to restrict use of the rear door on 3rd Street so that Downey Avenue serves as the primary entrance to the business. The proposed use is a bar/lounge without an accompanying restaurant; this is a new use that will be introduced into the Downtown Core. As such, staff has included a condition that would require staff to provide an initial 6 month review, followed by annual reviews of the business to confirm consistency with conditions of approval and prevent development of potential nuisances. ENVIRONMENTAL ANALYSIS The proposed Conditional Use Permit and Site Plan Review were reviewed for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, the proposed remodel and Conditional Use Permit were determined to be exempt from CEQA pursuant to Section 15301 (Class 1, Existing Facilities), which have been determined not to have a significant effect on the environment. Class 1 consists of projects that involve no or negligible expansion of an existing use. FINDINGS The Site Plan Review allows the Planning Commission to review the site layout, as well as the architectural style of the buildings. In order to approve the Site Plan Review, the Planning Commission must adopt seven findings. At the July 1, 2020 meeting, the Planning Commission gave staff direction to make the following positive findings: A.The site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The bar/lounge will add a new entertainment destination to the Downtown Downey area which is consistent with the policies and programs established in the General Plan for the Downtown Downey area, as stated below: Policy 1.2.2.1. Promote the downtown area as a destination point for entertainment, dining, civic, and other activities. Program 1.1.5.3. Promote Downtown Downey as a destination draw for entertainment and dining uses. The bar/lounge will be a new use introduced into the Downtown Core of the Downtown Downey Specific Plan. The addition of a new entertainment use can be seen as PC AGENDA PAGE 5 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 6 promoting the draw to Downtown Downey by increasing the number of uses in this area which would be consistent with the General Plan policy and program listed above. 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 subject site is located in the Downtown Downey Specific Plan which permits the use, subject to approval of a Conditional Use Permit. The Planning Commission has determined that, with appropriate conditions, a Conditional Use Permit can be supported and the bar/lounge will comply with the objectives of the Downtown Downey Specific Plan and is a desirable use for the Downtown Core. 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 façade improvements will enhance multiple facades within the Downtown Core. The primary focus of the façade improvements will be focused on the primary tenant space area at the corner of Downey Avenue and 3rd Street. However, the expansion into the rear tenant space will result in a restoration of the existing art deco architecture on the storefronts behind the primary bar/lounge space. These improvements will result in updates to three facades in the Downtown Core and provide a connection on 3rd Street between the proposed enhancements to the bar/lounge and the future improvements to the former Avenue Theater. 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 project includes a façade remodel and interior renovations within existing tenant spaces. There are no changes to the building location or parking areas because the existing building is built up to property lines and no parking exists on the subject site. The proposed remodel includes the use of accordion style foldable glass doors that will create an open concept and seating areas extending into the right of way. The outdoor seating area will be enclosed by a glass rail, the placement of which will be required to maintain ADA accessibility for all surrounding public right-of-way areas. The applicant will participate in the Downtown Downey parking waiver program to allow patrons use of all City parking and require a fee from the applicant. The proposed façade remodel will improve the aesthetics by incorporating quality architectural materials to contribute to the enhancement of the Downtown Core. 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 façade improvement will remove dated architectural features, such as the oversized mansard roof and install new wood features, iron work, and glass features. The proposed improvements do not mimic other façades in the area that could lead to monotony. The proposed improvements are intended to complement existing architecture in the area, including the façade improvements to the former Avenue PC AGENDA PAGE 6 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 7 Theater that is currently under construction. The new expansion to the rear of the primary tenant space will result in a renovation of the existing art deco façade of the storefronts between the former Avenue Theater and the new bar/lounge. The restoration of the additional façade will establish a connection between the two improvements along 3rd Street. 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 façade improvements will improve the architectural landscape of the Downtown Core by removing dated features from the prior storefront and adding new features. The mix of materials to be incorporated into the new facades will create interest and add a new element of design to a corner that was previously dated and remained unimproved for years. 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. Conditions have been included in the approval resolution for the proposed bar/lounge to require graffiti resistant coating or similar features to prevent the creation of nuisances in the Downtown area. This is a standard condition for all new development that the bar/lounge will be required to comply with. Pursuant to the requirements of the Municipal Code Section 9824.06 (Conditional Use Permit), the Planning Commission must make four findings to approve the request. At the July 1, 2020 meeting, the Planning Commission gave staff direction to make the following positive findings: A.The requested conditional use permit will not adversely affect the intent and purpose of Article IX of the Downey Municipal Code or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The bar/lounge will add a new entertainment destination to the Downtown Downey area which is consistent with the policies and programs established in the General Plan for the Downtown Downey area, as stated below: Policy 1.2.2.1. Promote the downtown area as a destination point for entertainment, dining, civic, and other activities. Program 1.1.5.3. Promote Downtown Downey as a destination draw for entertainment and dining uses. The bar/lounge will be a new use introduced into the Downtown Core of the Downtown Downey Specific Plan. The addition of a new entertainment use can be seen as promoting the draw to Downtown Downey by increasing the number of uses in this area which would be consistent with the General Plan policy and program listed above. B.The requested use will not adversely affect the adjoining land uses and the growth and development of the area in which it is proposed to be located. After review of the proposed project, potential impacts, public comment, and deliberation, the Planning Commission determined that the proposed use would not adversely affect the surrounding area. The Planning Commission identified that the PC AGENDA PAGE 7 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 8 bar/lounge was a desirable use in the Downtown Core and, with appropriate conditions, would not adversely affect surrounding land uses. C.The size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area. The applicant revised the original proposal to expand the size of the tenant space in order to provide additional preparation area to accommodate the proposed charcuterie menu and comply with Los Angeles County Public Health Department requirements. Additionally, the applicant has revised the proposed enclosure for the outdoor seating area from planters to glass railing in order to comply with ADA accessibility requirements in the public right-of-way. The bar/lounge has been revised so that the business will be able to meet the physical requirements to comply with applicable codes that are in place to prevent impacts to the general public. D.The traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The subject site does not provide any onsite parking but, is located within the Downtown Downey Specific Plan. The Specific Plan acknowledges that the built environment within the Specific Plan area does not allow for individual businesses to meet their requirement for onsite parking and developed a parking waiver program. This program allows businesses to participate in the program through a fee so that their patrons can utilize open public parking areas provided and maintained by the City. The bar/lounge will participate in the parking waiver program to comply with the required parking need for the use. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this matter. CONCLUSION As directed by the Planning Commission, a resolution has been prepared for the approval of the Conditional Use Permit and Site Plan Review (PLN-20-00029) application. EXHIBITS A.Maps B.Calls for Service Table Reported at July 1, 2020 PC Meeting C.Code Enforcement Complaint – Obtained as Part of Calls for Service Report D.Security Plan E.Draft Resolution F.Project Plans & Renderings PC AGENDA PAGE 8 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 9 Exhibit ‘A’ – Maps Aerial Photograph Zoning Map PC AGENDA PAGE 9 In c i d e n t Ty p e Jo s e p h ' s Ba r & Gr i l l BR B M a m b o Gr i l l L o c k & Ke y Ba s t a r d ' s 20 / 2 0 Dr a f t Ho u s e DB Lounge Mosaik Hookah Su s p i c i o u s Ev e n t 9 3 2 1 3 7 Ch e c k th e We l f a r e 3 2 4 1 Di s t u r b a n c e 11 6 1 3 5 Ro b b e r y 2 Va n d a l i s m 1 La r c e n y 1 1 As s a u l t 2 1 1 2 Bu r g l a r y 3 Do m e s t i c 2 Ke e p th e Pe a c e 1 Ex t r a Pa t r o l 1 Fi n a n c i a l Cr i m e 11 As s i s t Ou t s i d e Ag e n c y 1 Me n t a l 1 To t a l 31 10 32 8 3 2 42 DO W N T O W N CO R E ‐ CA L L S FO R SE R V I C E Ju n e 30 , 20 1 9 ‐ Ju n e 30 , 20 2 0 PC AG E N D A PAGE 10 PC AGENDA PAGE 11 Bella Lounge Security Plan Main Objective: Remove any person that has or can potentially cause a problem inside the facility without causing physical harm. Approach with candor and professionalism and with extreme respect. Try to defuse the situation rather than escalate the temperament of the client. If the disruptive client is not responsive and continues to create problems, force may be used, by arm bars and pressure points to control the subject when they are getting out of hand. When 2 parties are involved they are immediately separated and one party is escorted out the front door while the other party is escorted through the back door. Tools: The use of Arm bars and pressure points are the first attempts to assist in removing the disruptive parties from the facility. In the case that customer is beyond control security might use handcuffs to detain the disruptive client until Police arrives. Under no circumstances is any of our security allowed to carry or use any sort of weapon. Flashlight, and 2 way radios which are supplied by Bella’s. We also use on a random process the metal detecting wand a Garrett Super Scanner V based on the discretion of the security guard. With this and the search of women’s purses we limit the smuggling of any weapons or outside alcoholic beverages into the facility. Scheduling of security varies on the day of operation. On Sundays through Thursdays we will have 1 security guard scheduled from opening till closing. On Fridays and Saturdays we will have 2 security guards scheduled from opening till closing. The stations of the guards will be at the front door and back door. The guard that handles the front door will handle IDs, dress code and on the spot calls on the condition of the entering client and their sobriety. The reason for security on staff during all business hours is because of the 48 liquor license which makes the establishment a 21 and over establishment. PC AGENDA PAGE 12 RESOLUTION NO. 20- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING (PLN-20-00029), A REQUEST FOR FAÇADE REMODELS OF EXISTING COMMERCIAL TENANT SPACE, A CONDITIONAL USE PERMIT FOR A TYPE 48 ABC LICENSE, AND LIVE ENTERTAINMENT, IN CONJUNCTION WITH A LOUNGE/BAR, ON PROPERTY LOCATED AT 11002 DOWNEY AVENUE AND 8304 3RD STREET, 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 February 20, 2020, an application was filed by Simon Simonian, (hereinafter referred to as “the Applicant”), requesting approval of a Conditional Use Permit and Site Plan Review (PLN-20-00029) for a remodel of the existing general retail tenant space in order to operate bar/lounge with a Type 48 (On-Sale General – Public Premises) ABC license, and live entertainment in the form of bands and musicians, located at 11002 Downey Avenue, and zoned DDSP (Downtown Downey Specific Plan); and, B.On March 18, 2020, the application was deemed incomplete. On April 17, 2020, the applicant submitted revised plans, and on May 15, 2020, the application was deemed complete; and, C.On June 18, 2020, a notice of the pending public hearing was published in the Downey Patriot and mailed to all property owners within 500 feet of the subject site; and, D.On, July 1, 2020, the Planning Commission held a duly noticed public hearing, and, after fully considering all oral and written testimony and facts and opinions offered at aforesaid public hearing, directed staff to prepare conditions that would enable an approval for the proposed project and voted to continue the item to August 5, 2020; and E.On July 2, 2020, the applicant submitted written confirmation of his authorization to continue the item to the regular meeting of August 5, 2020; and, F.On August 5, 2020, the Planning Commission held a duly noticed public hearing, and, after fully considering all oral and written testimony and facts and opinions offered at aforesaid public hearing, adopted this resolution. SECTION 2. The proposed Conditional Use Permit and Site Plan Review were reviewed for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, the proposed remodel and Conditional Use Permit were determined to be exempt from CEQA pursuant to Section 15301 (Class 1, Existing Facilities), which have been determined not to have a significant effect on the environment. Class 1 consists of projects that involve no or negligible expansion of an existing use. PC AGENDA PAGE 13 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 2 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 gave staff direction to make the following positive findings as described: A.The site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The bar/lounge will add a new entertainment destination to the Downtown Downey area which is consistent with the policies and programs established in the General Plan for the Downtown Downey area, as stated below: Policy 1.2.2.1. Promote the downtown area as a destination point for entertainment, dining, civic, and other activities. Program 1.1.5.3. Promote Downtown Downey as a destination draw for entertainment and dining uses. The bar/lounge will be a new use introduced into the Downtown Core of the Downtown Downey Specific Plan. The addition of a new entertainment use can be seen as promoting the draw to Downtown Downey by increasing the number of uses in this area which would be consistent with the General Plan policy and program listed above. 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 subject site is located in the Downtown Downey Specific Plan which permits the use, subject to approval of a Conditional Use Permit. The Planning Commission has determined that, with appropriate conditions, a Conditional Use Permit can be supported and the bar/lounge will comply with the objectives of the Downtown Downey Specific Plan and is a desirable use for the Downtown Core. 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 façade improvements will enhance multiple facades within the Downtown Core. The primary focus of the façade improvements will be focused on the primary tenant space area at the corner of Downey Avenue and 3rd Street. However, the expansion into the rear tenant space will result in a restoration of the existing art deco architecture on the storefronts behind the primary bar/lounge space. These improvements will result in updates to three facades in the Downtown Core and provide a connection on 3rd Street between the proposed enhancements to the bar/lounge and the future improvements to the former Avenue Theater. 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 project includes a façade remodel and interior renovations within existing tenant spaces. There are no changes to the building location or parking areas because the existing building is built up to property lines and no parking exists on the subject site. The proposed remodel includes the use of accordion style foldable glass doors that will create an open concept and seating areas extending into the right of way. The outdoor seating area will be enclosed by a glass rail, the placement of which will be required to PC AGENDA PAGE 14 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 3 maintain ADA accessibility for all surrounding public right-of-way areas. The applicant will participate in the Downtown Downey parking waiver program to allow patrons use of all City parking and require a fee from the applicant. The proposed façade remodel will improve the aesthetics by incorporating quality architectural materials to contribute to the enhancement of the Downtown Core. 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 façade improvement will remove dated architectural features, such as the oversized mansard roof and install new wood features, iron work, and glass features. The proposed improvements do not mimic other façades in the area that could lead to monotony. The proposed improvements are intended to complement existing architecture in the area, including the façade improvements to the former Avenue Theater that is currently under construction. The new expansion to the rear of the primary tenant space will result in a renovation of the existing art deco façade of the storefronts between the former Avenue Theater and the new bar/lounge. The restoration of the additional façade will establish a connection between the two improvements along 3rd Street. 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 façade improvements will improve the architectural landscape of the Downtown Core by removing dated features from the prior storefront and adding new features. The mix of materials to be incorporated into the new facades will create interest and add a new element of design to a corner that was previously dated and remained unimproved for years. 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. Conditions have been included in the approval resolution for the proposed bar/lounge to require graffiti resistant coating or similar features to prevent the creation of nuisances in the Downtown area. This is a standard condition for all new development that the bar/lounge will be required to comply with. SECTION 4. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Conditional Use Permit, the Planning Commission gave staff direction to make the following positive findings as described: A. The requested conditional use permit will not adversely affect the intent and purpose of Article IX of the Downey Municipal Code or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The bar/lounge will add a new entertainment destination to the Downtown Downey area which is consistent with the policies and programs established in the General Plan for the Downtown Downey area, as stated below: Policy 1.2.2.1. Promote the downtown area as a destination point for entertainment, dining, civic, and other activities. Program 1.1.5.3. Promote Downtown Downey as a destination draw for entertainment and dining uses. PC AGENDA PAGE 15 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 4 The bar/lounge will be a new use introduced into the Downtown Core of the Downtown Downey Specific Plan. The addition of a new entertainment use can be seen as promoting the draw to Downtown Downey by increasing the number of uses in this area which would be consistent with the General Plan policy and program listed above. B.The requested use will not adversely affect the adjoining land uses and the growth and development of the area in which it is proposed to be located. After review of the proposed project, potential impacts, public comment, and deliberation, the Planning Commission determined that the proposed use would not adversely affect the surrounding area. The Planning Commission identified that the bar/lounge was a desirable use in the Downtown Core and, with appropriate conditions, would not adversely affect surrounding land uses. C.The size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area. The applicant revised the original proposal to expand the size of the tenant space in order to provide additional preparation area to accommodate the proposed charcuterie menu and comply with Los Angeles County Public Health Department requirements. Additionally, the applicant has revised the proposed enclosure for the outdoor seating area from planters to glass railing in order to comply with ADA accessibility requirements in the public right-of-way. The bar/lounge has been revised so that the business will be able to meet the physical requirements to comply with applicable codes that are in place to prevent impacts to the general public. D.The traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The subject site does not provide any onsite parking but, is located within the Downtown Downey Specific Plan. The Specific Plan acknowledges that the built environment within the Specific Plan area does not allow for individual businesses to meet their requirement for onsite parking and developed a parking waiver program. This program allows businesses to participate in the program through a fee so that their patrons can utilize open public parking areas provided and maintained by the City. The bar/lounge will participate in the parking waiver program to comply with the required parking need for the use. SECTION 5. Based upon the findings set forth in Sections 1 and 4 of this Resolution, the Planning Commission of the City of Downey hereby approves the Site Plan Review and Conditional Use Permit (PLN-20-00029), subject to conditions of approval attached hereto as Exhibit A, which are necessary to preserve the health, safety and general welfare of the community and enable the Planning Commission to make the findings set forth in the previous sections. The conditions are fair and reasonable for the accomplishment of these purposes. PC AGENDA PAGE 16 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 5 SECTION 6. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 5th day of August, 2020. Miguel Duarte, 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 5th day of August, 2020, 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. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 6 SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (PLN-20-00029) EXHIBIT A - CONDITIONS PLANNING 1) The approval of Site Plan Review and Conditional Use Permit (PLN-20-00029) allows a proposed bar to operate with a Type 48 (On Sale General – Public Premises) ABC license as described below: a) The subject site is located at 11002 Downey Avenue and 8304 3rd Street. Tenant improvements will be completed to join these units into one tenant space with internal accessibility. b) The exterior remodel will include removal of the mansard roof to be replaced with decorative horizontal wood siding along the upper portion of the building above a prominent black beam with stucco on the remaining portion of the building; metal paneling with a coal black finish around corner entries; cloth awnings and light fixtures along both facades; decorative iron work along 3rd Street; and accordion style foldable glass doors facing Downey Avenue and at the corner of 3rd Street. c) Outdoor Seating will be permitted, subject to a Public Works Encroachment Permit, along Downey Avenue and the Corner of 3rd Street. d) Live entertainment will be permitted on weekends, subject to the conditions outlined below in this resolution. 2) Approval of Conditional Use Permit PLN-20-00029 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. 3) All rules and regulations set forth by the California Department of Public Health and the Los Angeles County Department of Public Health shall be enforced and complied with. The applicant shall be subject to any and all applicable orders issued by these agencies to protect the public health such as the most recent orders for social distancing and operational restrictions related to the COVID-19 coronavirus pandemic. 4) The site shall remain in conformance with this request and the approved set of plans. 5) 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. 6) All conditions of approval set forth in this resolution shall be complied with before the Conditional Use Permit becomes valid. 7) The Planning Commission reserves the right to revoke or modify this CUP if any violation of the approved conditions occurs, or any violation of the Downey Municipal Code occurs. 8) The Planning Commission reserves the right to revoke or modify this CUP if harm or operational problems such as criminal or anti-social behavior occur. Examples of harmful PC AGENDA PAGE 18 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 7 or operation behaviors include, but not limited to, violence, public drunkenness, vandalism, solicitation and/or litter. 9)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. 10)Prior to the submittal of plans into Building and Safety Plan Check or commencement of business, whichever occurs first, the applicant and the property owner shall sign an affidavit of Acceptance of Conditions, as provided by the City of Downey. 11)All Department of Alcoholic Beverage Control rules and regulations shall be enforced and complied with. The applicant shall submit to the City Planner a copy of the Department of Alcoholic Beverage Control license, including any and all conditions imposed, which will be kept on file in the Planning Division office. 12)The Licensee shall be responsible for monitoring the business to prevent anyone under the age of 21 from entering the business. 13)It shall be the responsibility of the applicant/licensee to provide all employees that sell or serve alcoholic beverages with the knowledge and skills that will enable them to comply with their responsibilities under State law. 14)The knowledge and skills deemed necessary for responsible alcoholic beverage service shall include, but not be limited to the following topics and skills development: a)State laws relating to alcoholic beverages, particularly ABC and penal provisions concerning sales to minors and intoxicated persons, driving under the influence, hours of legal operations and penalties for violations of these laws. b)The potential legal liabilities of owners and employees of businesses dispensing alcoholic beverages to patrons who may subsequently injure, kill, or harm themselves of innocent victims as a result of the excessive consumption of alcoholic beverages. c)Alcohol as a drug and its effects on the body and behavior, including the operation of motor vehicles. d)Methods for dealing with intoxicated customers and recognizing underage customers. PC AGENDA PAGE 19 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 8 15)The following organization has been identified by the State Department of Alcoholic Beverage Control as providing training programs which comply with the above criteria; a)Department of Alcoholic Beverage Control L.E.A.D. Program Telephone (916) 419-2500. 16)As the first “bar only’ use in the downtown, an initial 6 month review, followed by annual reviews by the Planning Commission will be required to evaluate the effectiveness of the conditions of approval and determine if modifications are needed. 17)The bar/lounge permitted hours of operation shall be: Monday – Sunday: 4:00 p.m. to 2:00 a.m. 18)Live entertainment hours of operation are permitted as follows: Thursday – Saturday: 9:00 p.m. – 1:30 a.m. 19)Live entertainment shall cease thirty (30) minutes prior to closing. 20)This establishment is also allowed to operate from 4:00 p.m. to 2:00 a.m. and provide live entertainment from 9:00 p.m. – 1:30 a.m. on the Sunday of a holiday weekend, where the holiday is on a Monday. These holidays are limited to Martin L. King’s Birthday, Presidents’ Day, Memorial Day, Labor Day, and Veteran’s Day. 21)This establishment is also allowed to operate from 4:00 p.m. to 2:00 a.m. and provide live entertainment from 9:00 p.m. – 1:30 a.m. on specified holidays regardless of the day of the week. These holidays are limited to New Year’s Eve, Independence Day, Valentine’s Day, St. Patrick’s Day, Cinco de Mayo, Halloween, and the day before Thanksgiving. 22)Live entertainment shall be limited to a maximum of 2 performers in the form of one lounge singer and either a second vocalist or an accompanying musician. Amplified music, a disc jockey and dancing is prohibited. 23)Televisions are prohibited as part of the business or live entertainment. 24)”Last call” for alcohol purchases shall occur thirty (30) minutes prior to closing. 25)Customers shall not be within the business after the specified closing time. 26)The sale of alcoholic beverages for off the premises consumption shall be prohibited. Consumption of alcoholic beverages shall be prohibited outside of the tenant space or designated outdoor seating area when in use. There shall be appropriate posting of signs both inside and outside the licensed premises indicating that drinking outside the licensed premises is prohibited by law. 27)Food service shall be provided at all times alcohol is served. 28)Gross receipts for the establishment must reflect 50% of all sales is for food items. 29)All doors and windows shall be closed during live entertainment performances. PC AGENDA PAGE 20 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 9 30)The rear door, on 3rd Street, shall not be available to the public at any time. 31)Employees shall not use the rear door on 3rd Street as part of the service for the bar/lounge. The rear prep area must be accessed internally only. 32)The business shall comply with the City of Downey’s noise ordinance, but in any case, no greater than 65 dBA as measured at the property line. Upon receiving complaints regarding noise levels, the Director of Community Development may order the preparation of a noise study. The City will hire a consultant to prepare a noise study, and said noise study shall be paid by the business owner. All mitigation measures identified in the noise study shall be implemented and become part of this Conditional Use Permit and shall have the force of conditions of approval. 33)Deliveries to the premises are prohibited between 10:00 P.M. and 7:00 A.M. 34)All promotions of the business shall be conducted under direct control of the business owner. There shall be no outside promoters of live entertainment or night club activity at any time. 35)Cover charge for the admission to the business shall not be permitted at any time. 36)There shall be no hosted events or other form of pay-per-view events at this location. 37)The subject property, and adjacent 20 feet beyond each edge of the establishment on Downey Avenue and 3rd Street, must be maintained free of trash, litter, and debris at all times. 38)All buildings and walls shall be finished with graffiti resistant materials. Prior to the issuance of building permits, the applicant shall demonstrate to the satisfaction of the City Planner, that the finished materials will comply with this requirement. 39)Any graffiti applied to the site shall be removed within 48 hours. 40)The owner/applicant shall not permit any loitering on the subject site. 41)All outdoor seating areas and encroachments into the public right-of-way must be in full compliance with Public Works ADA accessibility standards. Outdoor seating area cannot be installed until after an encroachment permit is obtained from the Department of Public Works. 42)A copy of this Resolution shall be maintained on the premises at all times. A copy of the Conditions of Approval and any Police Permit shall be prominently posted on the premises at all times. The applicant shall make available said copies upon request by any Police Officer or other City official charged with the enforcement of the City’s laws, ordinances, or regulations. 43)The applicant is required to refurbish the exterior facades located at 8304-06 3rd Street to restore and enhance the existing art deco style elevation. At a minimum, refurbishment shall include new paint, removal of the doorway air conditioners to be PC AGENDA PAGE 21 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 10 replaced with transom windows, removal of sign cabinet over the unit at 8304 3rd Street with repairs to the façade as needed. Restoration must be completed prior to issuance of a Certificate of Occupancy for the bar/lounge and be subject to approval of the City Planner. 44) All signs shall comply with the requirements set forth in the Downtown Downey Specific Plan and shall require separate permits. 45) The applicant is required to participate in the Downtown Parking Credits Program to comply with the parking requirements of the bar/lounge use due to the lack of on-site parking. The agreement will be prepared by the City and must be signed and returned by the applicant prior to issuance of building permits. BUILDING DEPARTMENT 46) 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 47) 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. 48) 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) 49) Dimensioned building setbacks and property lines, street centerlines and between buildings or other structures shall be designed on plot plan. 50) All property lines and easements must be shown on plot plan. A statement that such lines and easements are shown is required. 51) 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. PC AGENDA PAGE 22 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 11 52) A design professional will be required at time of construction drawings, to prepare plans for proposed improvements per the Business and Professions’ Code. 53) 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. 54) Restaurants and commercial kitchens shall have a grease trap or interceptor sized as required by the City of Downey’s Public Works Department. POLICE 55) Prior to selling alcoholic beverages, the owner/applicant shall obtain any and all required Police Department permits for this Conditional Use Permit. 56) The business owner shall consent to and provide access to all areas of the subject premises without charge during normal business hours to any Police Department or City Official for purposes of verifying compliance with any of the Conditions of Approval of this approval, as well as with any Police Permit and approved Security Plan. 57) Signs shall be posted at all entrances to the premises and business identifying a zero- tolerance policy for nuisance behavior at the premises. Signs shall also include verbiage prohibiting the possession and consumption of alcohol outside the premises. 58) Signage on glass fence shall include a sign stating, “No alcohol beyond this point”. 59) The owner/applicant shall not permit any loitering in front of the business. 60) A copy of this Resolution and any Police permit shall be prominently posted on the premises at all times. The applicant shall make available said copies upon request by any Police Officer or other City official charged with the enforcement of the City’s laws, ordinances, or regulations. 61) The Licensee shall be responsible for monitoring the business to prevent anyone under the age of 21 from purchasing or consuming alcohol. 62) The owner/applicant shall comply with and strictly adhere to all conditions of any permit issued by the Alcohol Beverage Control (“ABC”) to the applicant and any applicable regulations of ABC. 63) The restaurant shall not charge patrons a cover charge at any time. 64) Upon the determination by the Chief of Police that the operation of the business requires on-site security, the applicant shall submit and obtain approval of a security plan to the Chief of Police. The number of security guards shall be determined by the Chief of Police and may be increased or decreased as the Chief of Police determines is necessary. The initial security plan shall be submitted to the Police Department within PC AGENDA PAGE 23 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 12 fourteen (14) days of being requested. Should the Police Department request any additional information or modifications, the business owner/permittee shall submit said revisions within forty-eight (48) hours of notification. PUBLIC WORKS 65) If applicable, all public utilities shall be installed underground. 66) Proposed public improvements in City right-of-way 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). 67) Owner/Applicant’s contractor 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 I, at (562) 904-7110 for information. 68) Remove all Underground Service Alert (USA) temporary pavement markings immediately following the completion of the work / Final permit inspection. 69) Any utilities that are in conflict with the development shall be relocated at the owner/applicant's expense. 70) The owner/applicant shall comply with the National Pollutant Discharge Elimination System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC). 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 Storm water Quality Management Plan (SQMP). 71) 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. 72) If any hazardous material is encountered on the site, the owner/applicant shall secure an ID number from the EPA. 73) The owner/applicant shall deploy Best Management Practices during and after construction. 74) Complete a construction & demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey Municipal Code. 75) 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. END OF CONDITIONS PC AGENDA PAGE 24 Resolution No. 20- Downey Planning Commission 11002 Downey Ave. – PLN-20-00029 August 5, 2020 - Page 13 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 ______________________________________ (Owner or authorized agent of the owner) Signature ________________________________________ Date ____________________ (Owner or authorized agent of the owner) PC AGENDA PAGE 25 11002 DOWNEY AVE DOWNEY, CA 90241PARCEL #: 6254 - 019 - 001 OCCUPANCY: A-2 ZONING: DDSP ONE STORY BUILDING TYPE V-B CONSTRUCTION FIRE SPRINKLERS: NO USE: COMMERCIAL SUB OF BLK 15 OF THE TRACT OF THE DOWNEY LAND ASS'N NW 85 FT (EX OF ST)OF LOT 1 AND NE 52 FT OF NW 85 FT (EX OF ST) OF LOT 2 BLK 15 CO D E I N F O R M A T I O N C O M P L I A N C E AN D L O C A L A M E N D M E N T S GE N E R A L N O T E S : CO N T R A C T O R & S U B C O N T R A C T O R S H A L L V I S I T T H E S I T E & TH O R O U G H L Y F A M I L I A R I Z E T H E M S E L V E S W I T H T H E E X I S T I N G CO N D I T I O N S & B Y S U B M I T T I N G A B I D , E A C H C O N T R A C T O R & SU B C O N T R A C T O R A C C E P T S T H E C O N D I T I O N S U N D E R HE / S H E W I L L B E R E Q U I R E D T O W O R K . TH E C O N T R A C T O R S H A L L C O N F O R M T O A L L R E Q U I R E M E N T S OF T H E C I T Y O F D O W N E Y , S T A T E O F C A L I F O R N I A & F E D E R A L IN C L U D I N G B U T N O T L I M I T E D T O T H E F O L L O W I N G CA L I F O R N I A A D M I N I S T R A T I V E C O D E : SE P A R A T E P E R M I T S : SI G N S , P L U M B I N G , M E C H A N I C A L & E L E C T R I C A L W O R K BU I L D I N G A R E A A N A L Y S I S LO T S I Z E : 10 , 7 9 5 S Q . F T . 1, 7 6 9 SQ . F T . E. S P A C E T O B E R E M O D E L E D A S N E W L O U N G E 1. E X I S T I N G R E T A I L S P A C E B U I L D I N G T O B E R E M O D E L E D A S B A R & W I N E / C H A R C U T E R I E PR O P O S E D T I C H A N G E S O C C U P A N C Y U S E F R O M A B U S I N E S S G R O U P B T O A N A S S E M B L Y G R O U P A - 2 a) AR E A T O B E R E M O D E L E D ( 1 , 7 6 9 S Q . F T . ) b) N E W B A R A R E A c) N E W S I T T I N G A R E A d) 2 N E W U N I S E X A D A R E S T R O O M S e) N E W P A T I O A R E A 2. E X I S T I N G F A C A D E T O B E R E M O D E L E D 3. C H A R C U T E R I E R E S T A U R A N T M E N U T O B E P R E P A C K A G E R E A D Y T O P R E S E N T A T I O N A N D S E R V E P L A N K P L A T E S ( F O O D T O B E P R E P A R E D A N D P A C K A G E AT J O S E P H ' S B A R A N D G R I L L a) CH A R C U T E R I E P L A N K b) C H E E S E P L A N K c) O L I V E P L A T E S d) C A P R E S E S T I C K S e) H U M M U S A N D P I T A P L A T T E R SC O P E O F W O R K T- 1 T I T L E S H E E T IN D E X A- 1 E X I S T I N G S I T E P L A N BE L L A L O U N G E PROJECT SITE INFO:N VICINITY MAP :T-1JOB NO .19-005 DRAWN BY: A.G.DATE: Jan. 2019 OWNER: SIMON SIMONIAN PH: (213) 550-8898 ASSESSOR #: 6254 - 019 - 001 JOB ADDRESS: 11002 DOWNEY AVE DOWNEY, CA 90241T.I. / CHANGE OF USETHOUGTHtdesignsinfo@gmail.com Tel (562) 479-58055003 Telegraph Rd. Los Angeles CA.90022D E S I G N S Fax (800) 878 8275 DATE REVISIONS:1 2 3 4 5 6 7C O N C E P T S PROJECT INFORMATION TI T L E 2 4 B U I L D I N G S T A N D A R D S 20 1 9 D O W N E Y M U N I C I P A L C O D E 20 1 9 C A L I F O R N I A R E S I D E N T I A L C O D E 20 1 9 C A L I F O R N I A E L E C T R I C A L C O D E 20 1 9 C A L I F O R N I A M E C H A N I C A L C O D E 20 1 9 C A L I F O R N I A P L U M B I N G C O D E 20 1 9 C A L I F O R N I A E N E R G Y C O D E 20 1 9 C A L I F O R N I A G R E E N B U I L D I N G S T A N D A R D S C O D E 20 1 6 C A L I F O R N I A F I R E C O D E IN T H E E V E N T O F C O N F L I C T , T H E M O R E S T R I N G E N T RE Q U I R E M E N T S S H A L L A P P L Y . AN Y D I S C R E P A N C I E S B E T W E E N T H E C O N S T R U C T I O N DO C U M E N T S & T H E A C T U A L S I T E C O N D I T I O N S S H A L L B E BR O U G H T T O T H E A T T E N T I O N O F T H E E N G I N E E R P R I O R T O PR O C E E D I N G W I T H T H E W O R K . TH E S E D R A W I N G S M A Y N O T B E T O S C A L E A N D A R E F O R IL L U S T R A T I O N P U R P O S E S O N L Y . T H E C O N T R A C T O R I S RE Q U I R E D T O V E R I F Y D I M E N S I O N S A N D C O N D I T I O N S I N T H E FI E L D , E A C H C O N T R A C T O R & E A C H S U B C O N T R A C T O R S H A L L AL S O M A K E R E S P O N S I B L E F O R T H E I R A C C U R A C Y . DI M E N S I O N S T A K E P R E C E D E N C E O V E R S C A L E S H O W N O N PL A N S S E C T I O N S & D E T A I L S . CO N T R A C T O R S H A L L P R O V I D E S A N I T A R Y F A C I L I T I E S D U R I N G CO N S T R U C T I O N . OP E N I N G S S H A L L N O T B E P L A C E D I N B E A M S , J O I S T , CO L U M N S , B E A R I N G W A L L S , U N L E S S S P E C I F I C A L L Y D E T A I L E D OR N O T E D O N T H E S T R U C T U R A L D R A W I N G S . B E F O R E PR O C E E D I N G W I T H T H E W O R K , T H E C O N T R A C T O R S H A L L NO T I F Y T H E E N G I N E E R W H E N D R A W I N G S B Y O T H E R S S H O W OR R E Q U I R E D S U C H O P E N I N G S , C H A S E S , E T C . TH E C O N T R A C T O R S H A L L R E M O V E F R O M T H E S I T E A L L TR A S H , W A S T E , R U B B I S H & D E B R I S R E S U L T I N G F R O M HI S / H E R W O R K A N D / O R O P E R A T I O N . MA T E R I A L S D E L I V E R E D T O T H E C O N S T R U C T I O N SI T E S H A L L B E P R O T E C T E D F R O M R A I N O R O T H E R S O U R C E S OF M O I S T U R E . A- 2 . 1 E X I S T I N G & N E W F L O O R P L A N A- 3 . 1 E L E V A T I O N S LI A B I L I T Y N O T E S : TO T H E B E S T O F M Y K N O W L E D G E T H E S E P L A N S A R E D R A W N T O C O M P L Y WI T H O W N E R ' S A N D / O R B U I L D E R ' S S P E C I F I C A T I O N S A N D A N Y C H A N G E S MA D E O N T H E M A F T E R P R I N T S A R E M A D E W I L L B E D O N E A T T H E OW N E R ' S A N D / O R B U I L D E R ' S E X P E N S E A N D R E S P O N S I B I L I T Y . T H E CO N T R A C T O R S H A L L V E R I F Y A L L D I M E N S I O N S A N D E N C L O S E D D R A W I N G . T. D . C O N C E P T I S N O T L I A B L E F O R E R R O R S O N C E C O N S T R U C T I O N H A S BE G U N . W H I L E E V E R Y E F F O R T H A S B E E N M A D E I N T H E P R E P A R A T I O N O F TH I S P L A N T O A V O I D M I S T A K E S , T H E M A K E R C A N N O T G U A R A N T E E AG A I N S T H U M A N E R R O R . T H E C O N T R A C T O R O F T H E J O B M U S T C H E C K AL L D I M E N S I O N S A N D O T H E R D E T A I L S P R I O R T O C O N S T R U C T I O N AN D B E S O L E L Y R E S P O N S I B L E T H E R E A F T E R . A- 3 . 2 R E N D E R I N G S M- 1 M A T E R I A L S P E C S A- 2 . 2 O C C U P A N C Y F L O O R P L A N OPERATION INFO FOOD TO BE PREPARED AND PACKAGE AT THE KITCHEN AREA 1. L A S T C A L L T O B E 1 : 3 0 A M 2. S u n d a y - T h u r s d a y a)ONE Security Guard: 4:00 p.m. – 2:00 a.m.4. F r i d a y a n d S a t u r d a y . a)2 – Security Guards: 4:00 p.m. – 2:00 a.m.(with option to add a 3rd Security if Need it to monitor outdoor area)5. L I V E M U S I C F r i d a y a n d S a t u r d a y . (Max 4 members no drums and/or Amplified Acoustic Unplug Music only)PC AGENDA PAGE 26 EX I S T I N G B U I L D I N G N O T P A R T E. 1 , 3 8 2 S Q . F T . SP A C E T O B E PA R T O F T . I . 12 7 ' - 0 " 8 5 ' - 6 " 95 ' - 3 " 31 ' - 9 " 1 4 ' - 6 " 11 ' - 1 1 " E. C I T Y LA N D S C A P E E. S I D E W A L K E. S I D E W A L K E . S I D E W A L K E . S I D E W A L K E.CITY LIGHT E.CITY LIGHT E.CITY LIGHT E. CI T Y L I G H T E. CI T Y L I G H T E. CI T Y L I G H T E. R A M P DO W N E Y A V E . 3RD ST. E. C U R B E. C U R B E. C U R B E . C U R B E. CURB E. CURB E. CURB 4 0 ' - 9 " 4 4 ' - 3 " ⅊ ⅊ ⅊⅊ ⅊ ⅊ ⅊⅊ 4 1 ' - 6 " 2 7 ' - 0 " 30'-0"18'-1" 1 1 ' - 0 " 1 5 ' - 0 " 11 ' - 1 1 " 1 0 ' - 6 " E. CI T Y L I G H T E. HY D R A N T 8 ' - 0 " E. 3 8 7 S Q . F T . OF F I C E T O B E PA R T O F T . I . 8 ' - 0 " 7' - 0 " 6' - 6 " 7' - 1 0 " A-1JOB NO .19-005 DRAWN BY: A.G.DATE: Jan. 2019 OWNER: SIMON SIMONIAN PH: (213) 550-8898 ASSESSOR #: 6254 - 019 - 001 JOB ADDRESS: 11002 DOWNEY AVE DOWNEY, CA 90241T.I. / CHANGE OF USETHOUGTHtdesignsinfo@gmail.com Tel (562) 479-58055003 Telegraph Rd. Los Angeles CA.90022D E S I G N S Fax (800) 878 8275 DATE REVISIONS:1 2 3 4 5 6 7C O N C E P T S EXISTING SITE & ROOF PLAN SCALE: 1/8" = 1'-0"PC AGENDA PAGE 27 4 4 ' - 3 " 31 ' - 3 " 15 ' - 0 " X 6 ' - 6 " E. W I N D O W S C H E D U L E RE F E R E N C E A B TY P E FI X W I N D O W DI M E N T I O N 8' - 0 " X 6 ' - 6 " QT T Y 1 1 ST A T U S TO B E R E P L A C E D E. D O O R S C H E D U L E RE F E R E N C E D0 1 TY P E GL A S S D O O R DI M E N T I O N 36 " X 8 0 " 3 FI X W I N D O W TO B E R E P L A C E D QT T Y S T A T U S TO B E R E P L A C E D 1 1 A B E. C O L U M N TO R E M A I N E. C O L U M N TO R E M A I N E. B A T H TO B E RE M O D E L E D E. C A N O P Y T O B E R E M O V E D E. C O L U M N TO R E M A I N C C 3' - 0 " X 7 ' - 0 " 1 FI X W I N D O W TO B E R E P L A C E D N. MA I N F L O O R N. H A L L W A Y 03 N. BA R N. T O I L E T N. A D A T O I L E T 2 2 1 B 1 A 1 14'-0" X 6'-6"E. WINDOW SCHEDULE REFERENCE A BTYPEFOLDING WINDOWDIMENTION 8'-0" X 6'-6"QTTY 1 1STATUSNEW E. D O O R S C H E D U L E REFERENCE 1TYPE GLASS DOORDIMENTION 36" X 80"2QTTY STATUS NEWC1'-8" X 7'-0" 1 FIX WINDOW 2 HOLLOW CORE 36" X 80" 2 NEWFOLDING WINDOW NEW NEW C N.SU B - P A N E L E. C O L U M N TO R E M A I N E. C O L U M N TO R E M A I N 3 1 ' - 1 0 " 31 ' - 3 " 5 ' - 7 " 6 ' - 5 " 8' - 1 0 " 5' - 7 " 4' - 5 " 9'-10" 1 0 ' - 0 " 4 ' - 0 " 3 0 ' - 3 " E . C A N O P Y T O B E R E M O V E D 3'-11"2'-11" E. C I T Y L A N D S C A P E E.CITY LIGHT E. CI T Y L I G H T E. HY D R A N T E. RAMP E . C U R B E. CURB E. S I D E W A L K E. SIDEWALK N. 4 2 " G L A S S F E N C E W / G R E E N E R Y N . B A C K R O O M N. L O C K E R S BA R OC C U P A N C Y : 1 6 6' - 7 " EXIT EX I T EX I T EX I T EX I T 5 ' - 0 " 5 ' - 0 " +3 4 " 8'-11" 6 ' - 1 1 " E. S T R E E T B E N C H 1 E. T R A S H BI N 4'-7" 8 ' - 0 " 5'-6"4'-0"CLEAR 4 ' - 0 " N. 42" GLASS FENCE W/ GREENERY 7'-0"8'-0" E . P L A N T E R 24 " MI N . 3 0 " M I N . E. R E S T 4' - 5 " 16 ' - 3 " 5' - 4 " 2'-6"E. O F F I C E N. L I Q U O R ST O R A G E N. P R E P . SI N K N. M O P SI N K N. 3 - C O M P S I N K N. P R E P . TA B L E 8' - 1 0 " 5' - 7 " 4' - 5 " 9' - 1 0 " 24 " MI N . 3 0 " M I N . E. R E S T 4' - 5 " 16 ' - 3 " 5' - 4 " 2' - 6 " E. O F F I C E E. S T O R A G E E.UTILITY BOX N. S T O R A G E AR E A E. O F F I C E 7'-10" E. F L O O R P L A N 1 / 4 " = 1 ' - 0 " SC A L E : N. F L O O R P L A N 1 / 4 " = 1 ' - 0 " SC A L E : (N ) H A N D S I N K W / SP L A S H G U A R D S A-2.1JOB NO .19-005 DRAWN BY: A.G.DATE: Jan. 2019 OWNER: SIMON SIMONIAN PH: (213) 550-8898 ASSESSOR #: 6254 - 019 - 001 JOB ADDRESS: 11002 DOWNEY AVE DOWNEY, CA 90241T.I. / CHANGE OF USETHOUGTHtdesignsinfo@gmail.com Tel (562) 479-58055003 Telegraph Rd. Los Angeles CA.90022D E S I G N S Fax (800) 878 8275 DATE REVISIONS:1 2 3 4 5 6 7C O N C E P T S DEMO FLOOR PLAN SCALE: 1/4" = 1' - 0"PC AGENDA PAGE 28 N. MA I N FL O O R N. H A L L W A Y 03 N. BA R 2 2 1 B 1 A C N.SU B - P A N E L E. C O L U M N TO R E M A I N E. C O L U M N TO R E M A I N 3 1 ' - 1 0 " 5' - 9 " 5 ' - 7 " 6 ' - 5 " 8' - 1 0 " 5' - 7 " 4' - 5 " 9' - 7 " 4 ' - 5 " 2' - 1 1 " N . B A C K R O O M BA R OC C U P A N C Y : 1 6 SE A T I N G A R E A 1 : 1 6 1 S q . F t . OC C U P A N C Y : 1 6 1 / 1 5 = 1 1 6' - 7 " S E A T I N G A R E A 2 : 1 8 0 S q . F t . O C C U P A N C Y : 1 8 0 / 1 5 = 1 2 FI X 1 0 . 5 ' / 1 8 " OC C U P A N C Y : 7 FI X 1 0 . 5 ' / 1 8 " OC C U P A N C Y : 7 FI X 1 0 . 5 ' / 1 8 " OC C U P A N C Y : 7 FI X 1 9 ' / 1 8 " OC C U P A N C Y : 1 2 OC C U P A N C Y SI G N ( 6 2 M A X ) 6' - 9 " 17 ' - 9 " 9 ' - 2 " 3 ' - 1 1 " 3' - 7 " +3 4 " SE A T I N G A R E A C A L C U L A T I O N BA R A R E A : 1 6 S T O O L S NO N F I X S E A T I N G A R E A : 2 3 S P A C E S FI X S E A T I N G A R E A : 2 3 S P A C E S N. K N O X B O X N. A D D R E S S LO C A T I O N E X I T EX I T EX I T EX I T EX I T EX I T EX I S T S I G N ( P E R F I R E C O D E ) N. 4 2 " G L A S S F E N C E W / G R E E N E R Y N . 4 2 " G L A S S F E N C E W / G R E E N E R Y N. MA I N FL O O R N. H A L L W A Y 03 N. BA R 2 2 1 B 1A C N.SU B - P A N E L E. C O L U M N TO REMAIN E. C O L U M N TO R E M A I N 3 1 ' - 1 0 " 5' - 9 " 5 ' - 7 " 6 ' - 5 " 8' - 1 0 " 5' - 7 " 4' - 5 " 9'-7"4'-5"2'-11" N . B A C K R O O M BA R OC C U P A N C Y : 1 6 SEATING AREA 1: 161 Sq. Ft.OCCUPANCY: 161 / 15 = 11 6' - 7 " S E A T I N G A R E A 2 : 1 8 0 S q . F t . O C C U P A N C Y : 1 8 0 / 1 5 = 1 2 FIX 10.5' / 18"OCCUPANCY: 7 FIX 10.5' / 18"OCCUPANCY: 7 FIX 10.5' / 18"OCCUPANCY: 7 FIX 19' / 18"OCCUPANCY: 12 OC C U P A N C Y SI G N ( 6 2 M A X ) 6' - 9 " 17'-9" 9 ' - 2 " 3 ' - 1 1 " 3'-7" +3 4 " N. KNOX BOXEXIT EX I T EX I T EXITEXIT N. 4 2 " G L A S S F E N C E W / G R E E N E R Y N. 42" GLASS FENCE W/ GREENERY LI V E MU S I C ST A G E N. L O C K E R S 24 " MI N . 3 0 " M I N . E. R E S T 4' - 5 " 16 ' - 3 " 5' - 4 " 2' - 6 " E. O F F I C E N. L I Q U O R ST O R A G E N. P R E P . SI N K N. M O P SI N K N. 3 - C O M P S I N K N. P R E P . TA B L E N. S T O R A G E AR E A N. L O C K E R S 24 " MI N . 3 0 " M I N . E. R E S T 4' - 5 " 16 ' - 3 " 5'-4"2'-6"E. O F F I C E N. L I Q U O R ST O R A G E N. P R E P . SINK N. M O P SINK N. 3 - C O M P S I N K N. P R E P . TA B L E N. S T O R A G E AR E A N. L I V E M U S I C A L T E R N A T E F L O O R P L A N 1 / 4 " = 1 ' - 0 " SC A L E : N. ADDRESS LOCATION (N ) H A N D S I N K W / SP L A S H G U A R D S (N ) H A N D S I N K W / SP L A S H G U A R D S A-2.2JOB NO .19-005 DRAWN BY: A.G.DATE: Jan. 2019 OWNER: SIMON SIMONIAN PH: (213) 550-8898 ASSESSOR #: 6254 - 019 - 001 JOB ADDRESS: 11002 DOWNEY AVE DOWNEY, CA 90241T.I. / CHANGE OF USETHOUGTHtdesignsinfo@gmail.com Tel (562) 479-58055003 Telegraph Rd. Los Angeles CA.90022D E S I G N S Fax (800) 878 8275 DATE REVISIONS:1 2 3 4 5 6 7C O N C E P T S OCCUPANCY FLOOR PLAN SCALE: 1/4" = 1' - 0" OC C U P A N C Y : A - 2 PC AGENDA PAGE 29 8 ' - 0 " 1 2 ' - 4 " 2 0 ' - 4 " CE I L I N G L I N E 12'-0"8'-4"20'-4"CEILING LINE EX I S T I N G E L E V A T I O N S M A T E R I A L S C H E D U L E SY M B O L CA N O P Y M1 DE S C R I P T I O N NO T E S EX I S T I N G C A N O P Y T O B E R E M O V E D PA R A P E T W A L L M2 EX I S T I N G P A R A P E T W A L L T O R E M A I N W / S T U C C O T O B E R E P A I R FR O N T W I N D O W M3 EX I S T I N G F R O N T W I N D O W T O B E R E P L A C E D M1 M2 M2 M3 M3 M1 M2 EX I S T I N G N O R T H E L E V A T I O N SC A L E : 1 / 4 " = 1 ' - 0 " EXISTING WEST ELEVATION SCALE : 1/4" = 1'-0" NE W E L E V A T I O N S M A T E R I A L S C H E D U L E SY M B O L NE W S T U C C O M1 DE S C R I P T I O N N O T E S SIGN SI G N 12'-0"8'-4"11'-4"CEILING LINE 20'-4"9'-0"8'-0" WO O D W A L L PA N E L I N G M2 M F ' R : U R B A N E V O L U T I O N S S T Y L E : U R B A N W O O D - A S H C O L O R : C H A R C O A L H 2 0 FI N I S H : P O L I S H E D S I Z E : U N F I N I S H E D N O T E S : 4 . 2 5 " W x 3 / 4 " D x v a r i a b l e l e n g t h s ME T A L W A L L PA N E L I N G M3 M F ' R : B R I D G E R S T E E L S T Y L E : F L A T P A N E L - S H I P L A P W A L L 2 4 G A U G E C O L O R : C O A L B L A C K R A W H I D E S I Z E : 1 6 ' W x 1 " D x v a r i a b l e l e n g t h 1 1 ' - 4 " 1 ' - 0 " CO R N I C E M4 M F ' R : B & B S T Y L E : W I L L I A M S B U R G C O R N I C E F I N I S H : M I D N I G H T S I Z E : T B D B Y C O N T R A C T O R 1 ' - 0 " 8 ' - 0 " AW N I N G S H A D E M5 M F ' R : S U N B R E L A S T Y L E : B L A C K I D : 8 0 0 0 8 - 0 0 0 0 GL A S S D O O R S T R I M M6 M F ' R : T B D C O L O R : T I G E R D R Y L A C 0 4 9 / 2 0 1 8 0 / B R A S S F I N I S H : B R A S S H G L / S M N O T E S : E X T E R I O R Q U A L I T Y LI G H T M7 MF ' R : U L T R A L I G H T S I T E M I D : 4 7 6 F I N I S H : A N C I E N T I R O N / O P A L DI M E N S I O N S : 1 4 " h x 8 . 2 5 " w x 5 " Ø M3 M2 M1 WEST ELEVATION SCALE : 1/4" = 1'-0" NO R T H E L E V A T I O N SC A L E : 1 / 4 " = 1 ' - 0 " M F ' R : T B D C O N T R A C T O R S T Y L E : E X T E R I O R S T U C C O MA T E R I A L : S M O O T H F I N I S H C O L O R : T O M A T C H S H E R W I N WI L L I A M S - S W 7 0 0 4 M3 M1 M2 M1 M4 M4 M5 M5 M5 M5 M5 M5 M6 M6 M6 M7 M7 NE W 4 2 " G L A S S GU A R D R A I L M8 MF ' R : C U S T O M C O L O R : C L E A R G L A S S DI M E N S I O N S : 4 2 " 1 1 0 0 2 3 ' - 6 " G U A R D R A I L 3 ' - 6 " G U A R D R A I L 2' - 1 0 " 2' - 9 " 2' - 9 " 2' - 9 " 2' - 1 0 " 4' - 0 " 4' - 1 " 4'-2"4'-1"4'-0" M8 A-3.1JOB NO .19-005 DRAWN BY: A.G.DATE: Jan. 2019 OWNER: SIMON SIMONIAN PH: (213) 550-8898 ASSESSOR #: 6254 - 019 - 001 JOB ADDRESS: 11002 DOWNEY AVE DOWNEY, CA 90241T.I. / CHANGE OF USETHOUGTHtdesignsinfo@gmail.com Tel (562) 479-58055003 Telegraph Rd. Los Angeles CA.90022D E S I G N S Fax (800) 878 8275 DATE REVISIONS:1 2 3 4 5 6 7C O N C E P T S ELEVATIONS SCALE: 1/4" = 1' - 0"PC AGENDA PAGE 30 A - 3 . 2 J O B N O . 1 9 - 0 0 5 D R A W N B Y : A . G . D A T E : J a n . 2 0 1 9 O W N E R : S I M O N S I M O N I A N P H : ( 2 1 3 ) 5 5 0 - 8 8 9 8 A S S E S S O R # : 6 2 5 4 - 0 1 9 - 0 0 1 J O B A D D R E S S : 1 1 0 0 2 D O W N E Y A V E D O W N E Y , C A 9 0 2 4 1 T . I . / C H A N G E O F U S E T H O U G T H t d e s i g n s i n f o @ g m a i l . c o m T e l ( 5 6 2 ) 4 7 9 - 5 8 0 5 5 0 0 3 T e l e g r a p h R d . L o s A n g e l e s C A . 9 0 0 2 2 D E S I G N S F a x ( 8 0 0 ) 8 7 8 8 2 7 5 D A T E R E V I S I O N S : 1 2 3 4 5 6 7 C O N C E P T S E L E V A T I O N S S C A L E : 1 / 4 " = 1 ' - 0 " P C A G E N D A P A G E 3 1 M - 1 J O B N O . 1 9 - 0 0 5 D R A W N B Y : A . G . D A T E : J a n . 2 0 1 9 O W N E R : S I M O N S I M O N I A N P H : ( 2 1 3 ) 5 5 0 - 8 8 9 8 A S S E S S O R # : 6 2 5 4 - 0 1 9 - 0 0 1 J O B A D D R E S S : 1 1 0 0 2 D O W N E Y A V E D O W N E Y , C A 9 0 2 4 1 T . I . / C H A N G E O F U S E T H O U G T H t d e s i g n s i n f o @ g m a i l . c o m T e l ( 5 6 2 ) 4 7 9 - 5 8 0 5 5 0 0 3 T e l e g r a p h R d . L o s A n g e l e s C A . 9 0 0 2 2 D E S I G N S F a x ( 8 0 0 ) 8 7 8 8 2 7 5 D A T E R E V I S I O N S : 1 2 3 4 5 6 7 C O N C E P T S M A T E R I A L S P E C S C O R N I C E P C A G E N D A P A G E 3 2 NXT Design | CONFIDENTIAL JULY 2020 DOWNEY - CALIFORNIA EXTERIOR RAILING UPDATE BELLA LOUNGE PC AGENDA PAGE 33 NXT Design | CONFIDENTIAL NORTH VIEW PC AGENDA PAGE 34 NXT Design | CONFIDENTIAL WEST VIEW PC AGENDA PAGE 35 NXT Design | CONFIDENTIAL ENTRY VIEW PC AGENDA PAGE 36 NXT Design | CONFIDENTIAL SIDE ENTRY VIEW PC AGENDA PAGE 37 NXT Design | CONFIDENTIAL CORNER VIEW PC AGENDA PAGE 38 NXT Design | CONFIDENTIAL TOP VIEW PC AGENDA PAGE 39