HomeMy WebLinkAbout1. PLN-20-00102 - VarianceSTAFF REPORT
PLANNING DIVISION
DATE: FEBRUARY 3, 2020
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: CRYSTAL LANDAVAZO, CITY PLANNER
PREPARED BY: MADALYN WELCH, ASSISTANT PLANNER
SUBJECT: PLN-20-00102 (VARIANCE) REQUEST TO ALLOW FOR A REDUCED
REAR YARD SETBACK FROM 20 FEET TO 10 FEET.
LOCATION: 11720 NORLAIN AVENUE
ZONING: R-1 5,000 (SINGLE FAMILY RESIDENTIAL)
REPORT SUMMARY
This is a request for a Variance to deviate from the Downey Municipal Code in order to allow for
a rear yard setback of 10 feet rather than the required 20 feet minimum. This deviation applies
to a proposed 491 square foot rear addition on property located at 11720 Norlain Avenue,
zoned R-1 5,000 (Single-Family Residential).
A Variance is defined in the Municipal Code as “a permit which grants a property owner relief
from development standards contained in this article when strict compliance with this article
would result in undue hardship on the owner due to special circumstances or conditions
applicable to a property, including size, shape, topography, location, or surroundings.” A series
of findings must be made in a positive manner in order for this permit to be granted. Mainly, as
stated in the above definition, the property itself must experience unique physical circumstances
not found among standard lots within the City.
Based on the analysis contained in this report, staff found that such findings can be made due
to the unique dimensions of the property and recommends that the Planning Commission adopt
the following resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY TO
APPROVE VARIANCE PLN-20-00102, A REQUEST FOR DEVIATION TO DOWNEY
MUNICIPAL CODE SECTION 9312.08 (a) FOR A REDUCED REAR YARD SETBACK
OF 10 FEET, RATHER THAN THE REQUIRED 20 FEET MINIMUM LOCATED AT
11720 NORLAIN AVENUE, AND ZONED R-1 5,000 (SINGLE FAMILY RESIDENTIAL).
PC Agenda Page 1
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 2
BACKGROUND
The subject site is a 5,182 square foot irregularly shaped lot, with depth measurements of 70.21
feet along the northern portion of the property and 73.13 feet along the southern portion of the
property. The same lot dimensions do not exist for all properties within this housing tract. The
subject property is located on the east side of Norlain Avenue, between Luxor Street and
Benares Street. The development standards for the zone is a minimum lot size of 5,000 square
feet, with a minimum lot width of 50 feet and the lot depth shall conform to the average depth of
adjacent lots. The average depth of lots adjacent to the subject site is approximately 103.9 feet.
The property is zoned R-1 5,000 (Single Family Residential) and has a General Plan Land Use
Designation of Low Density Residential. The property is currently developed with an 868 square
foot single-family residence.
In 2005, the Planning Commission approved a rear yard modification for a 10’-2” rear yard
setback to allow for a 513 square foot addition to the residence. The applicant never proceeded
with the construction and during the 2008 zone code update, rear yard modifications were
removed. Since the addition was never built, the application became null and void. Therefore,
the applicant is now seeking a Variance for a 10’ rear yard setback to allow for a 491 square
foot addition to the rear of the residence.
Front view of subject property from Norlain Avenue
PC Agenda Page 2
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 3
On September 24, 2020, the applicant submitted the request for a Variance. The application
was issued one incomplete letter, and after receiving all necessary documents the application
was deemed complete on December 28, 2020. On January 21, 2021, the 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.
DISCUSSION
The applicant is seeking a Variance from DMC Section 9312.08 (a) to reduce the rear yard
setback to 10 feet rather than the required 20 feet required for an R-1 zoned property. As part of
the review for this request, staff reviewed the application submittal and conducted an
assessment of the subject property and surrounding area to determine if a special circumstance
exists. Staff found that the subject property holds irregular lot dimensions for the corresponding
R-1 zoning district. Below are the required development standards, as well as the existing
characteristics of the subject property:
Development Standard Required Existing Note
Lot area minimum 5,000 s.f. 5,182.46 s.f. Conforming
Lot width minimum 50’ 72.3’ Conforming
Lot depth Conform to average depth
of adjacent lots
Legal nonconforming
103.9’ 70’
Floor area ratio maximum 0.60 0.238 Conforming
Setbacks
Front
Rear
North side
South side
20’
20’
5’
5’
15’-3”
31’-4”
10’-5”
8’-8”
Legal nonconforming
Conforming
Conforming
Conforming
Minimum dwelling size
(2 bdrm)
850 s.f. 868 s.f. Conforming
Enclosed parking spaces 2 2 Conforming
Enclosed parking dimension
(width x depth)
20’ x 20’ 17’-8” x 20’-2” Legal nonconforming
The DMC sets a prevailing lot depth as the minimum lot depth required. As seen in the parcel
map located on page 6, the majority of the surrounding properties have an average lot depth of
103.9 feet with a few properties with smaller depths of 78 feet and 80 feet. However, most
parcels in the vicinity have a lot depth between 100 feet and 117 feet.
The DMC also sets a rear yard setback requirement of 20 feet. This setback area is required to
be unoccupied and unobstructed from the ground upward and therefore required to serve as
open space. The residence at the subject site is 31-feet and 4-inches from the rear property
line. Therefore, due to this rear yard setback requirement of 20 feet, the subject site would only
have 11-feet and 4-inches in depth for any new additions to the dwelling. In comparison to the
surrounding properties have around 21 feet to construct because their lots are greater in depth.
PC Agenda Page 3
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 4
During staff’s analysis of this request, staff also found that although most of the neighboring
properties to the subject site have similar depths of 115 feet the properties directly to the north
and south also have shorter depths. In 1986, the property to the south of the subject site was
approved by the Planning Commission for a reduced rear yard setback of 4 feet to allow for the
construction of an attached 2-car garage due to the irregularly shaped lot.
A reduced setback of 10 feet would allow for an expansion of the dwelling that would be
consistent with the other parcels within close proximity. Staff has found that the subject site is
significantly smaller than the surrounding properties. If required to abide by the 20 foot rear
setback requirement, this substandard lot would have difficulty achieving development
standards for a minor addition.
In addition, lots of the same size as the subject site that are shaped more regularly with a depth
of at least 100 feet have the ability to construct more livable space than the subject site due to
the larger depth. For reference, a standard rectangular lot with a depth of 100 feet has a
buildable depth of 60 feet after subtracting the required 20 foot front yard setback and the
required 20 foot rear yard setback. In comparison, the subject site would only have a buildable
depth of 30 feet, half of what is available for most surrounding properties. The unique lot shape
and dimensions create a limitation that prevents this owner from achieving the same opportunity
available to neighboring properties.
The required findings can be made in a positive manner given that the scope of work may not
be achieved alternatively elsewhere on the property due to the size and shape of the site. As
described in the analysis above, there are unique circumstances that prevent compliance with
the rear yard setback standard and cause a hardship to the subject site that does not exist for
typical properties in the surrounding area.
PC Agenda Page 4
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 5
Lot Depths Parcel Map
*Red outline indicates subject property.
*Green outline indicates adjacent properties (within the block)
*Orange outline indicated adjacent property with approval in 1986 for a 4 foot rear yard setback.
All measurements indicated in this figure represent lot depths.
PC Agenda Page 5
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 6
DEVELOPMENT REVIEW COMMITTEE
On September 29, 2020, the Development Review Committee (DRC) received and evaluated
the project as it pertains to Planning, Police, Fire, Public Works, and Building and Safety
matters. No department expressed concerns or opposition over the project, and issued standard
conditions. Recommended conditions of approval have been included in the attached
Resolution.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed use for compliance with the California Environmental Quality
Act (CEQA). Upon completion of this review, staff determined that this request is categorically
exempt from CEQA, pursuant to Guideline Section No. 15305 (Class 5, Minor Alterations in
Land Use Limitations). Categorical Exemptions are projects, which have been determined not to
have a significant effect on the environment and have been exempted from the requirements of
CEQA.
FINDINGS
Pursuant with Section 9814.08 of the Municipal Code, before a Variance may be granted, the
Planning Commission shall make findings from the evidence, as submitted, that all six (6) of the
following conditions exist in reference to the property being considered. Based on the evidence
submitted in the application, the request can be supported with positive findings as described
below:
1.Exceptional or extraordinary conditions or circumstances exist which are peculiar to the
land, structure, or building involved and which are not generally applicable to other
lands, structures, or buildings in the same vicinity and zone.
The subject site is significantly smaller in depth compared to the majority of the surrounding
properties which have an average depth of 103.9 feet and therefore this site is identified as
exceptional or extraordinary. The subject site has a hardship due to its nonconforming lot depth
of 70 feet. The site is best described as an irregularly square shaped lot compared to the
rectangular shape of most of the adjacent lots. A rectangular shaped lot in this neighborhood
typically has a buildable depth of 60 feet while this lot only has 30 feet due to setback
standards. The shape and dimensions of the subject site are peculiar and unique compared to
most lots in the surrounding area and throughout the City.
2.The literal interpretation of the provisions of this article would deprive the applicant
of rights under the terms of this article commonly enjoyed by other properties in the
same vicinity and zone in which the property is located.
The project consists of a 491 square foot rear addition with a 10 foot rear setback. The
proposed construction is not allowed without a Variance because it does not conform to a 20
foot rear yard setback set forth within the Downey Municipal Code. In terms of physical
layout, the interior lot has an inability to construct the proposed addition in the same manner
as the adjacent properties due to the shorter depth of said lot. This restriction is not
applicable to other lots in the same vicinity as the other lots are greater in depth and
therefore not restricted on buildable area or prevented from utilizing their property. The
dimensions and lot shape are specific to the subject site and create a hardship for the site to
accommodate new construction. An equal scope of work and square footage may not be
PC Agenda Page 6
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 7
achieved elsewhere on the property due to the depth of the site. The subject site has a
depth that is approximately 30 feet less than the average depth of surrounding properties.
Therefore, the literal interpretation and application of this article deprives the applicant of
rights commonly enjoyed by other properties in the same vicinity and zone in which the
property is located.
3. The exceptional or extraordinary conditions or circumstances do not result from the
actions of the applicant.
The subject site is best described as a uniquely shaped lot, and is not able to meet all
applicable development standards with a legal nonconforming lot depth of only 70 feet which
is not in conformance with the average depths of adjacent lots. The 70 foot depth is an
existing nonconformity and not a result from actions of the applicant. The applicant assumed
the challenges of the nonconforming use upon purchase but did not take any action to
create or exacerbate the unique condition of the subject site.
4.Granting the variance requested will not confer on the applicant any special privilege
that is denied by this chapter to other lands, structures, or building in the same
vicinity and zone in which the property is located.
The granting of this Variance does not allow the applicant a special privilege that is denied to
other properties. The applicant’s request for a reduced rear yard setback of 10 feet is a
modification that may be granted by the Commission per section 9534.20 of the Downey
zoning code for lots having restricted depths. Granting of a Variance will allow the applicant to
gain some of the rights automatically given to properties with standard shapes and lot
dimensions. For point of reference, a reduced rear yard setback of 4 feet is found at the
property directly to the southwest of the subject site with similar lot dimensions, which was
approved by the Planning Commission in 1986. The subject site’s irregular depth does not
confer any special privilege that is denied by this chapter to other lands in this same zone. The
granting of a Variance will restore the subject site’s ability to develop in conformance with
surrounding properties. Additionally, the subject site will be required to comply with all other
development standards like floor area ratio, building height, and side setbacks.
5.The granting of such variance will be in harmony and not adversely affect the General
Plan of the City.
The project will be in harmony with the City’s General Plan. The General Plan Land Use
designation for the subject site is Low Density Residential and is in compliance with Policy
1.4.2, which states “Promote residential construction that complements existing
neighborhoods.” Staff has analyzed the surrounding neighborhood and has found that this
construction is consistent with the existing neighborhood in that the reduced setback has
also been granted to similar properties within the neighborhood. Additionally, Staff has
worked with the applicant to ensure that the architectural style and quality of the proposed
addition will be compatible with the architecture of the existing home and the surrounding
neighborhood. The proposed scope of work is within harmony and does not adversely affect
the following policies:
Goal 8.1 – Promote quality design for new, expanded, and remodeled construction.
Policy 8.1.1 – Promote architectural design of the highest quality
Program 8.1.1.2 – Assist homeowners and builders by providing design guidelines to
illustrate good design.
PC Agenda Page 7
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 8
These goals are most typically achieved by allowing new construction that is consistent,
compatible, and similar in character to the surrounding neighborhood.
6.The reasons set forth in the application justify the granting of the variance and the
variance is the minimum variance that will make possible the reasonable use of the
land, building, or structure.
The lot depth of the subject site is at least 30 feet less in depth than most surrounding
properties and therefore is a uniquely shaped lot. Most of the properties within this
neighborhood have a buildable depth of 60 feet, while the subject site currently has 30 feet.
This Variance, if approved, will allow 45 feet of buildable depth for the subject site instead of
30 feet. Although this buildable depth is not equivalent to the 60 feet of buildable depth that
most of the surrounding properties have, it brings the subject site closer to compliance. With
the approved addition, the property will maintain proportion to the size of the lot by
complying with the Floor Area Ratio, side setbacks, and open space development standards
for this land use designation.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
CONCLUSION
Based on the analysis contained within this report, all of the required findings can be made in a
positive manner therefore staff recommends that the Planning Commission approve Variance
(PLN-20-00102), subject to the recommended conditions of approval.
EXHIBITS
A.Maps
B.Draft Resolution
C.Project Plans
PC Agenda Page 8
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 9
EXHIBIT ‘A’
Vicinity Map
Zoning Map
Subject Site
PC Agenda Page 9
11720 Norlain Avenue – PLN-20-00102
February 3, 2020 – Page 10
Subject Property
Maude Price
Elementary
Proposed
Addition
PC Agenda Page 10
RESOLUTION NO. 21-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING VARIANCE (PLN-20-00102), THEREBY REDUCING
THE REAR SETBACK REQUIREMENT FROM 20 FEET TO 10 FEET TO
ALLOW FOR THE CONSTRUCTION OF A 491 SQUARE FOOT ADDITION TO
A SINGLE FAMILY RESIDENCE ON PROPERTY LOCATED AT 11720
NORLAIN AVENUE.
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. On September 24, 2020, the applicant submitted a request for a Variance to reduce the
required setback of 20 feet to 10 feet to allow for an addition to the rear of the dwelling
on the subject site. Due to missing information on the project plans, staff deemed the
application incomplete; and,
B. On December 14, 2020, the applicant submitted the remaining information needed to
complete the application. Accordingly, staff deemed the application complete on
December 28, 2020; and,
C. On January 21, 2021, notice of the pending application published in the Downey Patriot
and mailed to all property owners within 500' of the subject site; and,
D. The Planning Commission held a duly noticed public hearing on February 3, 2021 and,
after fully considering all oral and written testimony and facts and opinions offered at the
aforesaid public hearing, adopted this resolution.
SECTION 2. The Planning Commission further finds, determines and declares the
environmental impact of the proposed project has been reviewed and has been found to be in
compliance with the California Environmental Quality Act (CEQA) and is categorically exempt
from CEQA, pursuant to Guideline Section 15305 (Class 5, Minor Alterations in Land Use
Limitations).
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Site Plan Review, the Planning Commission further finds,
determines and declares that:
A. Exceptional or extraordinary conditions or circumstances exist which are peculiar to the
land, structure, or building involved and which are not generally applicable to other lands,
structures, or buildings in the same vicinity and zone. The subject site is significantly smaller
in depth compared to the majority of the surrounding properties which have an average
depth of 103.9 feet and therefore this site is identified as exceptional or extraordinary. The
subject site has a hardship due to its nonconforming lot depth of 70 feet. The site is best
described as an irregularly square shaped lot compared to the rectangular shape of most of
the adjacent lots. A rectangular shaped lot in this neighborhood typically has a buildable
depth of 60 feet while this lot only has 30 feet due to setback standards. The shape and
dimensions of the subject site are peculiar and unique compared to most lots in the
PC Agenda Page 11
Resolution No. 21-____
Downey Planning Commission
11720 Norlain Avenue – PLN-20-00102
February 3, 2021 - Page 2
surrounding area and throughout the City.
B.The literal interpretation of the provisions of this article would deprive the applicant of rights
under the terms of this article commonly enjoyed by other properties in the same vicinity and
zone in which the property is located. The project consists of a 491 square foot rear addition
with a 10 foot rear setback. The proposed construction is not allowed without a Variance
because it does not conform to a 20 foot rear yard setback set forth within the Downey
Municipal Code. In terms of physical layout, the interior lot has an inability to construct the
proposed addition in the same manner as the adjacent properties due to the shorter depth of
said lot. This restriction is not applicable to other lots in the same vicinity as the other lots
are greater in depth and therefore not restricted on buildable area or prevented from utilizing
their property. The dimensions and lot shape are specific to the subject site and create a
hardship for the site to accommodate new construction. An equal scope of work and square
footage may not be achieved elsewhere on the property due to the depth of the site. The
subject site has a depth that is approximately 30 feet less than the average depth of
surrounding properties. Therefore, the literal interpretation and application of this article
deprives the applicant of rights commonly enjoyed by other properties in the same vicinity
and zone in which the property is located.
C.The exceptional or extraordinary conditions or circumstances do not result from the actions
of the applicant. The subject site is best described as a uniquely shaped lot, and is not able
to meet all applicable development standards with a legal nonconforming lot depth of only
70 feet which is not in conformance with the average depths of adjacent lots. The 70 foot
depth is an existing nonconformity and not a result from actions of the applicant. The
applicant assumed the challenges of the nonconforming use upon purchase but did not take
any action to create or exacerbate the unique condition of the subject site.
D.Granting the variance requested will not confer on the applicant any special privilege that is
denied by this chapter to other lands, structures, or building in the same vicinity and zone in
which the property is located. The granting of this Variance does not allow the applicant a
special privilege that is denied to other properties. The applicant’s request for a reduced rear
yard setback of 10 feet is a modification that may be granted by the Commission per section
9534.20 of the Downey zoning code for lots having restricted depths. Granting of a Variance
will allow the applicant to gain some of the rights automatically given to properties with
standard shapes and lot dimensions. For point of reference, a reduced rear yard setback of
4 feet is found at the property directly to the southwest of the subject site with similar lot
dimensions, which was approved by the Planning Commission in 1986. The subject site’s
irregular depth does not confer any special privilege that is denied by this chapter to other
lands in this same zone. The granting of a Variance will restore the subject site’s ability to
develop in conformance with surrounding properties. Additionally, the subject site will be
required to comply with all other development standards like floor area ratio, building height,
and side setbacks.
E.The granting of such variance will be in harmony and not adversely affect the General Plan
of the City. The project will be in harmony with the City’s General Plan. The General Plan
Land Use designation for the subject site is Low Density Residential and is in compliance
with Policy 1.4.2, which states “Promote residential construction that complements existing
neighborhoods.” Staff has analyzed the surrounding neighborhood and has found that this
construction is consistent with the existing neighborhood in that the reduced setback has
also been granted to similar properties within the neighborhood. Additionally, Staff has
PC Agenda Page 12
Resolution No. 21-____
Downey Planning Commission
11720 Norlain Avenue – PLN-20-00102
February 3, 2021 - Page 3
worked with the applicant to ensure that the architectural style and quality of the proposed
addition will be compatible with the architecture of the existing home and the surrounding
neighborhood. The proposed scope of work is within harmony and does not adversely affect
the following policies: Goal 8.1 – Promote quality design for new, expanded, and remodeled
construction. Policy 8.1.1 – Promote architectural design of the highest quality. Program
8.1.1.2 – Assist homeowners and builders by providing design guidelines to illustrate good
design. These goals are most typically achieved by allowing new construction that is
consistent, compatible, and similar in character to the surrounding neighborhood.
F. The reasons set forth in the application justify the granting of the variance and the variance
is the minimum variance that will make possible the reasonable use of the land, building, or
structure. The lot depth of the subject site is at least 30 feet less in depth than most
surrounding properties and therefore is a uniquely shaped lot. Most of the properties within
this neighborhood have a buildable depth of 60 feet, while the subject site currently has 30
feet. This Variance, if approved, will allow 45 feet of buildable depth for the subject site
instead of 30 feet. Although this buildable depth is not equivalent to the 60 feet of buildable
depth that most of the surrounding properties have, it brings the subject site closer to
compliance. With the approved addition, the property will maintain proportion to the size of
the lot by complying with the Floor Area Ratio, side setbacks, and open space development
standards for this land use designation.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this resolution,
the Planning Commission of the City of Downey hereby approves Variance (PLN-20-00102)
subject to conditions of approval attached hereto as Exhibit A, which are necessary to preserve
the health, safety and general welfare of the community and enable the Planning Commission to
make the findings set forth in the previous sections. The conditions are fair and reasonable for
the accomplishment of these purposes.
PC Agenda Page 13
Resolution No. 21-____
Downey Planning Commission
11720 Norlain Avenue – PLN-20-00102
February 3, 2021 - Page 4
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 3rd day of February, 2021
_____________________
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 3rd day of February,
2021, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
_______________________
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 14
Resolution No. 21-____
Downey Planning Commission
11720 Norlain Avenue – PLN-20-00102
February 3, 2021 - Page 5
VARIANCE (PLN-20-00102)
EXHIBIT A - CONDITIONS
PLANNING
1)The approval of this Variance (PLN-20-00102) allows for the reduction of a rear setback
from 20 feet to 10 feet to allow for a 491 square foot addition to the rear of the dwelling
as shown on the plans date stamped December 14, 2020.
2)This Variance (PLN-20-00102) shall not be construed to mean any waiver of applicable
and appropriate zoning regulations, or any Federal, State, County, and City laws and
regulations. Unless otherwise expressly specified, all other requirements of the City of
Downey Municipal Code shall apply.
3)The use approved herein must be executed within one year of Planning Commission
approval or shall be subject to revocation where this approval will be deemed null and
void.
4)The Variance allowed for the reduction of the rear setback requirement from 20 feet to
10 feet. This 491 square foot rear addition shall be in complete compliance with all other
development standards within the Downey Municipal Code that pertain to the subject
site.
5)The Planning Commission reserves the right to revoke or modify this approval if the
proposed use becomes a public nuisance, finds the permit was obtained by fraud, the
approved use is not being exercised, the approved use is operated in violation of the
terms and conditions contained herein, or the approved use ceased or was suspended
for one year or more.
6)The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
7)The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
8)All exterior lights on the property shall be directed, positioned, and/or shielded such that
they do not illuminate surrounding properties.
PC Agenda Page 15
Resolution No. 21-____
Downey Planning Commission
11720 Norlain Avenue – PLN-20-00102
February 3, 2021 - Page 6
9)The approved architectural elements shall be as noted in the approved plans to be
compatible with the existing structure at the subject site. Modifications to the facades
and/or colors shall be subject to the review and approval of the City Planner if such
modifications achieve substantially the same result as would strict compliance with said
plans.
BUILDING
10)All construction shall comply with the most recent adopted City and State building codes:
2019 California Building Code
2019 California Residential Code
2019 California electrical Code
2019 California Mechanical Code
2019 California Plumbing Code
2019 California Fire Code
2019 California Green Code
11)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.
12)The Title Sheet of the plans shall include: Occupancy Group, Occupant Load,
Description of use, Type of Construction, Height of Building, Floor area of building(s)
and/or occupancy group(s)
13)School impact fees shall be paid prior to permit issuance.
14)Dimensioned building setbacks and property lines, street centerlines and between
buildings or other structures shall be designed on plot plan.
15)All property lines and easements must be shown on plot plan. A statement that such
lines and easements are shown is required.
16)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.
FIRE
17) The occupancy use, design, and construction shall comply with the most recently
adopted code requirements set forth in the California Building and Fire Codes.
END OF CONDITIONS
PC Agenda Page 16
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Existing Dwelling:
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" LOT SCOP
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1. Concrete Strength: 2,500 psi @ 28 days. Use type V cement2. Steel reinforcement: Grade 40, deformed .3. Anchor bolts: 1/2"Ø X 10" long w/ 2-1/2" x 2-1/2" x 3/16" steel washers.4. Lumber: Use Douglas Fir, Larch No. 2 or better unless otherwise6. Stucco lath and drywall shall be mailed to all studs and top-bottom plates.7. Use 2-15# felt backing when stucco is applied over plywood, UBC Sec. 2501.4.8. All work shall comply with the following codes including local amendments.on framing plans.GENERAL NOTES
3
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2019 California Residential Code (CRC)2019 California Plumbing Code (CPC)2019 California Electrical Code (CEC)2019 California Energy Efficiency Standards (CEES)2019 California Mechanical Code (CMC)2019 California Green Building Standards (CGBS)City of Downey Municipal Code Proposed F.A.R.: 1,419 Sq.
F
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1
8
2
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4
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7
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(E) Porch:
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31'-4"20'-2"21'-3"
8
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19'-0"15'-3"
7'-0"
26'-2"
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8
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5
"
8
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8
"
2
7
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"
2
6
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-
4
"
PROPERTY LINE 70.21'
P
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3
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(E) 6' CONCRETE BLOCK WALL
Grass Area
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DRIVE WAY
73.13'PROPERTY LINE
(E) 6' CONCRETE BLOCK WALL
6
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'
-
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10'-2"
1
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-
5
"
(Typ. of 2)17.5" x 18.5" x 5.5"8'-2"1'-8"14'-9"8'-2"1'-8"14'-9"
1'-8"8'-2"
14'-9"
Gd. Line.Flr. Line.Top RoofTop Plate
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Gd. Line.Flr. Line.Top Plate Top Roof CLASS " A" OVER GRADE "D"COMPOSITION SHINGLES FELT. USE GALV. NAILS TO MATCH EXISTINGTO MATCH EXISTING FELT. USE GALV. NAILS COMPOSITION SHINGLES CLASS " A" OVER GRADE "
D
"
G.I. WEEP SCREEDG.I. WEEP SCREED1" STUCCO FINISHOVER 15# FELT.W/ STUCCO WIRE W/ STUCCO WIREOVER 15# FELT.1" STUCCO FINISH 1" STUCCO FINISHOVER 15# FELT.W/ STUCCO WIRE G.I. WEEP SCREED4" X 14" FoundationVent. (Typ. of _____ )10 G.I. Screen.Vent w/ 1/4" Sq.24"X 18" Foundation 10Vent. (Typ. of _____ )4" X 14" Foundation4" X
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24"X 18" FoundationVent w/ 1/4" Sq. G.I. Screen.
1
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(E) COMPOSITION SHINGLES (
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4:12 Pitch4126'-8"2'-8"44" max.LOW PROFILE VENT (Typ. of 2)17.5" x 18.5" x 5.5"LOW PROFILE VENT
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