HomeMy WebLinkAbout3. PLN-21-00063STAFF REPORT
PLANNING DIVISION
DATE: JULY 21, 2021
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-21-0063 (SPECIFIC PLAN AMENDMENT, GENERAL PLAN
AMENDMENT, ZONE TEXT AND MAP AMENDMENT) – NEW SPECIFIC
PLAN FOR THE RANCHO LOS AMIGOS SOUTH CAMPUS AND
SUBSEQUENT PROGRAM ENVIRONMENTAL IMPACT REPORT
LOCATION: CITYWIDE
ZONING: RANCHO LOS AMIGOS SOUTH CAMPUS SPECIFIC PLAN
REPORT SUMMARY
The City of Downey was awarded a Transit Oriented Development grant from the Los Angeles
County Metropolitan Transportation Authority (Metro). The purpose of the grant was to assist in
the development of a Specific Plan for the Rancho Los Amigos South Campus area surrounding
the future Eco-Rapid Transit Line/West Santa Ana Transit Corridor (WSAB) transit station.
Thus, the City created a specific plan to promote development of transit-supportive uses around
the proposed Metro West Santa Ana Branch (WSAB) Gardendale Transit Station, to be located
along the southern border of the planning area. Additional complementary uses, such as
neighborhood commercial and open space linkages are encouraged as part of the Specific
Plan. In accordance with the California Environmental Quality Act (CEQA), a Program
Environmental Impact Report (PEIR) was prepared to analyze the potential development in the
specific plan area.
The Specific Plan area encompasses approximately 172 acres, however, 63% or 109 acres, of
the 172-acre area will remain unchanged, or is committed other projects being planned and
studied by the County and the Los Angeles Metropolitan Authority (METRO). The remainder of
the Specific Plan area, approximately 62.5 acres (37%) comprises the Project Site, referred to in
the PEIR as the Focus Area. The PEIR assesses only the Focus Area because this is the area
with potential for development. The Focus Area is planned and programmed for a mix of transit-
oriented residential, retail, and office uses, and more specifically, would allow development of
up to 700 dwelling units (DUs) and approximately 1,130,000 square feet (SF) of new, non-
residential (commercial, retail, office, public facilities, etc.) land uses.
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RECOMMENDATION
Based on the analysis contained in this report, Staff is recommending the Planning Commission
adopt the following titled resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY RECOMMENDING ADOPTION OF THE RANCHO LOS
AMIGOS SOUTH CAMPUS SPECIFIC PLAN, A GENERAL PLAN
AMENDMENT TO CHANGE THE LAND USE DESIGNATION FROM
COMMERCIAL MANUFACTURING TO MIXED USE, AND AMEND
CERTAIN SECTIONS OF CHAPTER 1 – LAND USE OF THE
GENERAL PLAN, A ZONE TEXT/MAP AMENDMENT TO CHANGE
THE ZONING DESIGNATION FROM R-1 5,000, SP 85-1, AND SP 88-1
TO RANCHO LOS AMIGOS SOUTH CAMPUS SPECIFIC PLAN,
CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT
FOR THE RANCHO LOS AMIGOS SOUTH CAMPUS SPECIFIC PLAN
AND RECIND SPECIFIC PLANS SP 85-1 AND SP 88-1.
BACKGROUND
A new WSAB line will connect southeast LA County to downtown Los Angeles. The project is
expected to provide a direct connection to the Metro C Line (Green), Metro A Line (Blue) and
the LA County regional transit network. The WSAB 19-mile corridor project is currently
undergoing an Environmental Impact Statement (EIS)/Environmental Impact Report (EIR)
process to prepare the corridor for the WSAB.
This project is unique because the County of Los Angeles holds sole ownership of all properties
within the Specific Plan area. The City of Downey Community Development Department worked
closely with the County of Los Angeles, Metro, and community members to ensure that all
groups had input regarding the vision and future goals for the area. The Specific Plan Area
includes existing County facilities that will remain in use as well as areas with development
plans in the works for future County facilities.
The City held two Community Workshops throughout the preparation of the Specific Plan.
These workshops allowed stakeholders such as community members, residents, and business
owners, the opportunity to learn about the planning process and provide valuable feedback on
potential uses and the overall vision of the Specific Plan Area.
The goals for the Specific Plan were developed through extensive community input and focused
discussions with all stakeholders and reflect the intentions of the City of Downey’s General Plan,
which is to create a transit oriented, mixed-use, compact and multi-modal environment, promote
sustainable principles in design and development, and enhance the pedestrian scale and
function of the built environment. The Specific Plan seeks to establish a complementary mix of
cultural uses, public spaces, outdoor activities, stronger connections with local neighborhoods,
and promote a family-oriented, culturally-enriched, healthy lifestyle. Lastly, the Specific Plan
strives to enhance economic development successes in the area while supporting a flexible
variety of land uses that further regional transportation and transit planning objectives.
Given the intent of the Specific Plan area as a Transit Oriented Development, the Specific Plan
includes additional goals and guiding principles, such as encouraging transit-supportive
development site wide, and providing a balanced mix of uses around transportation centers and
transportation corridors, balanced, flexible, and diverse land uses that support economic
development and additional housing opportunities. The Specific Plan also strives to establish
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land use regulations that support increased pedestrian and bicycle activity and transit usage;
and support improvements to public transportation infrastructure, including bus transit and
potential rail facilities.
On June 7th, 2021, the Notice of Availability and the Public Hearing Notice of the pending
Program Environmental Impact Report review period and public hearing was published in
accordance with the requirements of the Downey Municipal Code. The review period for the
PEIR is from June 8th through July 22nd.
On July 14th, a presentation was prepared for the Planning Commission intended to provide the
Planning Commission and public an opportunity to review and discuss the proposed project,
including the draft PEIR. The presentation was for discussion purposes only, and the Planning
Commission was asked to consider and take public comment on the Specific Plan and
Environmental Impact Report. No action by the Planning Commission was taken.
On July 8th, 2021, an additional notice of the pending public hearing was published in the
Downey Patriot and mailed to all property owners within 500’ of the subject site.
DISCUSSION
Rancho Los Amigos South Campus Specific Plan – Project Description
The Specific Plan area is located amongst a mixture of single- and multi-family residential
neighborhoods, light industrial facilities, and medical related uses. The area is bounded to the
south by Gardendale Street, to the west by industrial facilities, single- and multi-family
neighborhoods within the City of South Gate, to the north by E Imperial Highway (State Route
90) and the Rancho Los Amigos National Rehabilitation Center, and to the east by an existing
single-family residential neighborhood and St. Pius X – St. Matthias Academy.
Districts
The Land Use Plan for the Rancho Los Amigos South Campus Specific Plan area provides for
the development of four districts: Flex Tech/Bio-Medical Sub-District, TOD Corridor Sub-District,
Regional Public Facilities (RPF) Sub-District, and Community Serving Uses (CS) Sub-District.
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RLASCSP – Sub-Districts
Flex Tech/Bio-Medical (FTBM) Sub-District
The intent of the Flex Tech/Bio-Medical Sub-District is to promote job-creating office/medical
uses and supportive services related to one of the largest medical facilities in the region—the
Rancho Los Amigos Rehabilitation Center. The FTBM would integrate existing uses and plan
for the long-term potential redevelopment of the large industrial facilities currently in use and
encourage grouping a range of light industrial, office, and research uses together to create an
innovation hub within Downey.
Regional Public Facilities (RPF) Sub-District
The intent of this Sub-District is to compliment regionally serving Los Angeles County facilities
that are currently under development. While all zones will accommodate the potential for public
uses, this sub-district encompasses the facilities currently under development, including the L.A.
County ISD/Probation Headquarters and County Administrative Offices.
Transit Oriented Development (TOD) Sub-District
The intent of this Sub-District is to create transit-supportive uses around the future Metro
Gardendale Transit Station, with the intent to facilitate access to the future WSAB Gardendale
Transit station. TOD developments can provide neighborhood serving commercial uses that will
help support residents and grow the district into a desirable place for professionals who will
have the ability to access a large portion of the region for job opportunities.
Community Serving (CS) Uses Sub-District
The intent of this Sub-District is to provide community open space and recreational uses
accessible to the surrounding sub-districts and adjacent established neighborhoods. The future
athletic complex will serve as an anchor for the area, with mature trees and existing landscaped
areas.
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Adoption of the Specific Plan will require that both Specific Plans, SP 85-1 and SP 88-1, be
rescinded. The current specific plans are outdated and lack the vision and development
standards necessary to allow transit oriented development in the area and takes advantage of
the future WSAB Gardendale Transit Station. Rescinding the existing Specific Plans is standard
procedure when adopting a new specific plan.
General Plan Amendment
The General Plan, which is required by state law, serves as a guide to the long-term physical
development and growth of a community. It outlines goals that address the issues facing a
community and identifies policies and programs to accomplish those goals. The General Plan is
also required to contain certain key information and to serve as the foundation for decisions
made by the City. The proposed Rancho Los Amigos South Campus Specific Plan requires an
amendment to the both the General Plan text and the General Plan Land Use Map. The current
Land Use Map identifies the Specific Plan area is Commercial Manufacturing, but the
amendment will change the designation to Mixed Use (MU). The MU land use designation
would encourage the concept of livable communities and smart growth, which is based on
growth that does not necessarily create negative impacts on the community and reduces
dependency and need for cars by providing convenient access to jobs, services, and homes. In
addition, some of the text, numbers, and figures in Chapter 2 – Land Use must be revised to
incorporate the land use change from Commercial Manufacturing (CM) to Mixed Use (MU).
In relation to the General Plan--Vision 2025, amending the General Plan from Commercial
Manufacturing (CM) to Mixed Use (MU) will help achieve consistency with many of the General
Plan’s policies and programs. The current General Plan land use designation of Commercial-
Manufacturing (CM) is intended to encourage shopping centers, major offices, and light
industrial uses. The proposed Specific Plan would allow many of the same uses already allowed
in the CM district, but will now also allow mixed use developments, residential uses, and more
importantly, transit-oriented developments, which can take advantage of the future West Santa
Ana Branch – Gardendale Metro Station.
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The General Plan Land Use Map will be amended as follows:
Existing General Plan – Commercial Manufacturing Proposed General Plan – Mixed Use
The General Plan amendment would fall in line with the Livable Communities section of the
General Plan, which encourages the concept of livable communities. The General Plan’s intent
of Livable Communities is to provide alternatives to the traditional separation of land uses by
advancing the creation of mixed use areas with special characteristics to create a "sense of
place" to visitors. The "sense of place" is achievable by providing areas with characteristics not
typically found in other areas. A Transit Oriented Development has high potential to create a
sense of place as a transit village centered on the new WSAB Gardendale Transit Station.
As stated previously, the proposed Specific Plan prioritizes creating more livable communities
with access to regional transit. The Specific Plan would allow development of up to 700
residential dwelling units, including 1,130,000 square feet of non-residential uses, all within
walking distance to the proposed WSAB transit station, as shown in the image below:
Future WSAB Station
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The proposed General Plan amendment requires amendments to Chapter 1 – Land Use of the
Downey General Plan. The red areas denote changes, underlines are new changes, and
strikethroughs are deletions. The changes are as follows:
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General Plan Land Use Distribution
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Chapter 1 - Livable Communities section will also be amended to include the following
description of the Rancho Los Amigos Specific Plan:
Rancho Los Amigos South Campus Specific Plan
The Rancho Los Amigos South Campus Specific Plan was prepared to promote
future development of the southern portion of the Rancho Los Amigos Campus,
which has sat mostly vacant since the consolidation of the Rancho Los Amigos
National Rehabilitation Center in the 1980s. This Specific Plan is unique in that it
is a City initiated Specific Plan located completely on land that is owned by the
County of Los Angeles.
The approximately 172-acre Specific Plan area is located at the southwest corner
of the City of Downey (City) in the southern portion of Los Angeles County
(County). The City of Downey is a fully urbanized and developed city with a mix
of residential densities and range of commercial and light industrial land uses.
The Specific Plan area currently includes a mix of newer and aging industrial and
institutional structures traversed by a defined roadway network in an urban
setting. Active commercial manufacturing uses occupy the northern portion of the
Specific Plan area, while the southern portion, the Focus Area, is in a generally
neglected state with deteriorating structures and unmaintained parcels. The
Focus Area comprises 62.5 acres (37%) of the 172-acre Specific Plan area.
The Project Site is planned and programmed for a mix of transit-oriented
residential, retail, and office uses, and more specifically, would allow a maximum
development of 700 dwelling units (DUs) and approximately 1,130,000 square
feet (SF) of new, non-residential (commercial, retail, office, public facilities, etc.)
land uses.
The overall Specific Plan area has four geographical districts: Flex Tech/Bio
Medical (FTBM), Regional Public Facilities (RPF), Transit-Oriented Development
(TOD), and Community Serving (CS).
This Specific Plan envisions a composition of uses that complement the medical
facilities in the North Campus, while allowing for the expansion of Los Angeles
County regional facilities. The plan also lays out how to best develop transit-
supportive uses around the proposed Metro West Santa Ana Branch (WSAB)
Gardendale Transit Station, to be located along the southern border of the
planning area.
The Specific Plan establishes development of residential dwelling units (DUs)
and new non-residential (commercial, retail, office, public facilities, etc.) uses.
Zone Map Amendment
The Specific Plan area is currently zoned as follows:
• R-1 5,000;
• SP 85-1; and,
• SP 88-1
Adoption of the Specific Plan requires that the existing R-1 5,000 zoning designation, SP 85-1,
and SP 88-1 be rezoned as the Rancho Los Amigos South Campus Specific Plan.
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EXISTING ZONING
PROPOSED ZONING
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The re-zoning of the specific plan area to the Rancho Los Amigo South Campus Specific Plan
will conform with the associated General Plan Amendment, which changes the land use
designation from Commercial Manufacturing to Mixed Use.
ENVIRONMENTAL ANALYSIS
The environmental impact report (EIR) process, as defined by the California Environmental
Quality Act (CEQA), requires the preparation of an objective, full-disclosure document in order
to (1) inform agency decision-makers and the general public of the direct and indirect potentially
significant environmental effects of a proposed action; (2) identify feasible or potentially feasible
mitigation measures to reduce or eliminate potentially significant adverse impacts; and (3)
identify and evaluate reasonable alternatives to a project. In accordance with §15168 of the
State CEQA Guidelines (Title 14 of the California Code of Regulations [CCR]), the proposed
project is a specific plan with the proposed Program EIR (PEIR) that was prepared to assess
the potential environmental impacts associated with the programs and policies of the Specific
Plan.
The Program Environmental Impact Report (PEIR) was prepared to assess the potential
impacts of the proposed specific plan. The PEIR provides detailed information about potentially
significant environmental impacts that may result from project implementation. The PEIR
developed mitigation measures to reduce the potential effects and acknowledged circumstances
where impacts cannot be reduced to a level of insignificance through mitigation or the adoption
of alternatives.
Scoping Meeting and Public Input
CEQA encourages lead agencies to solicit and consider input from other interested agencies,
citizen groups, and individual members of the public as early as possible in the EIR process.
CEQA also requires the Lead Agency to provide the public with a full disclosure of the expected
environmental consequences of a proposed project and with an opportunity to provide
comments.
The following process was used to obtain input regarding the Project, and in accordance with
CEQA, the PEIR. Throughout the preparation of the Specific Plan and PEIR, the City engaged
with and collected input from community residents and stakeholders through various community
outreach activities.
• On November 16, 2017, the City held a Community Workshop for the Project. Attendees
learned about the planning process, Project goals and objectives, and the overall Project
overview. Workshop attendees also participated in an interactive Post-It note
“brainstorming” exercise to identify treasures, challenges, and visions of the Specific
Plan area. Participants had the opportunity to provide their thoughts, concerns, and
hopes for the future of this corner of the City.
• On April 30, 2018, the City held a Land Use Workshop that focused on specific uses and
interrelationship of existing and planned land uses within the Specific Plan area.
• The City prepared and distributed a Notice of Preparation (NOP) that was available for
public review between February 14, 2019 and March 15, 2019. Responses received on
the NOP have been considered in this EIR, as described further below.
Pursuant to State CEQA Guidelines §15206, the Lead Agency is required to conduct at least
one scoping meeting for all projects of statewide, regional, or area-wide significance. The
scoping meeting is for jurisdictional agencies and interested persons or groups to provide
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comments regarding, but not limited to, the range of actions, alternatives, mitigation measures,
and environmental effects to be analyzed. The City of Downey hosted a scoping meeting on
February 25, 2019, in the Barbara J. Riley Community Center, Downey, California. The meeting
was attended by 31 individuals, City staff, and consultants. Environmental issues raised
included transportation, air quality, roadway capacity, local/common wildlife and feral cat
population, public safety, and hazardous materials (related to demolition).
Focus Area
In addition, City staff met with County representatives in developing the Focus Area for the
PEIR. The environmental review had to consider the multiple concurrent development projects
and studies that were in the process during the creation of the plan and were considered when
developing the Specific Plan, which reduced the area under PEIR review, which included the
County of Los Angeles--Rancho Los Amigos South Campus Project, the Metro West Santa Ana
Branch (WSAB)/Metro Project, and the Downey Sports Complex.
The area under review, the Focus Area, covers only 37 percent, or 62.5 acres of the entire
Specific Plan area. Over one-half (approximately 63 percent or 109 acres) of the approximately
172-acre Specific Plan area will either remain unchanged, or is committed to other projects
being planned and studied by the County and Metro. Potential environmental impacts
associated with the County and Metro projects are analyzed under separate environmental
documents. Accordingly, environmental impacts associated with the County and Metro projects
are not evaluated under this PEIR. The remainder of the Specific Plan area (approximately 37
percent or 62.5 acres) comprises the Project site, referred in this PEIR as the Focus Area. The
Focus Area is planned and programmed for a mix of transit-oriented residential, retail, and office
uses. Accordingly, this PEIR analyzes the Specific Plan’s proposed development within the
Focus Area.
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The PEIR contains an environmental analysis of the existing/baseline conditions, Project
impacts, recommended mitigation measures, and unavoidable significant impacts. The PEIR
uses terms in accordance with CEQA to describe the level of significance of adverse impacts.
These terms are defined as follows:
• No Impact. The proposed Project would not have any measurable impact on the
environment.
• Less than Significant Impact. An impact that is adverse but that does not exceed the
defined thresholds of significance. Less than significant impacts do not require
mitigation.
• Less than Significant with Mitigation Incorporated. An impact that exceeds the defined
thresholds of significance and would or could cause a substantial adverse change in the
environment. Standard Conditions and Requirements, and Mitigation Measures are
recommended to prevent the impact, eliminate the impact, or reduce it to a level that is
considered less than significant.
• Significant and Unavoidable. An impact that exceeds the defined thresholds of
significance and cannot be eliminated or reduced to a less than significant level through
the implementation of the Mitigation Program.
The following section describes measures that would be required of the Project to avoid
potential impacts; to minimize potential impacts; to rectify potential impact by restoration; to
reduce or eliminate potential impacts over time by preservation and maintenance operations; or
to compensate for the potential impact by replacing or providing substitute resources or
environment.
The PEIR examined the following Issues:
Aesthetics Air Quality* Biological Resources*
Cultural Resources* Energy Greenhouse Gas Emissions
Hazards and Hazardous
Materials*
Hydrology and Water
Quality Land Use and Planning
Noise* Population and Housing Public Services and Recreation
Transportation Tribal Cultural Resources* Utilities and Service Systems
“*” includes suggested mitigation to reduce potential impacts resulting from the Project to a level considered
less than significant.
Based on the Notice of Preparation and existing conditions within the Specific Plan area and
surrounding area, no impacts associated with the following environmental issues would occur
and were therefore not evaluated with the PEIR:
Agricultural and Forestry Resources Mineral Resources
Geology and Soils Wildfire
Mitigation Measures
The PEIR found that implementation of the Specific Plan has the potential to cause impacts on
the environment, unless mitigation measures are implemented through a Mitigation and
Monitoring Program that will reduce or eliminate potential impacts. Mitigation Measures are a
means to prevent, reduce or control adverse environmental effects of a project. Implementation
may reduce the impacts associated with the implementation of the specific plan to levels
considered less than significant. Mitigation measures may also minimize potential impacts by
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limiting the degree or magnitude of the action and its implementation. In the case of contributing
historic structures, a mitigation measure may rectify the impact by repairing, rehabilitating, or
restoring the affected environment. Implementation of the Specific Plan may require mitigation
measures that reduce or eliminate a potential impact over time by preservation and
maintenance operations during the life of the action. Lastly, a mitigation measure may
compensate for a potential impact by replacing or providing substitute resources or
environments.
Air Quality
The proposed Specific Plan promotes development of the Focus Area, and a result, has the
potential to create impacts on air quality associated with air emissions generated by
construction and operation of the proposed uses. The mitigation measures also require
additional studies for any residential project located closer than 500-feet to the Metrolink right-
of-way.
• MM AQ-1 - Proposed development projects that are not exempt from CEQA shall have
construction and operational air quality impacts analyzed using the latest available air
emissions model, or other analytical method determined in conjunction with the
SCAQMD. The results of the air quality impact analysis shall be included in the
development project’s CEQA documentation. To address potential localized impacts, the
air quality analysis may incorporate SCAQMD’s Localized Significance Threshold
analysis or other appropriate analyses as determined in conjunction with South Coast
AQMD. If such analyses identify potentially significant regional or local air quality
impacts, the City shall require the incorporation of appropriate mitigation to reduce such
impacts.
• MM AQ-2 - A project-specific Health Risk Assessment (HRA) shall be conducted for
future residential development proposed within 500 feet of the Metrolink right-of-way,
pursuant to the recommendations set forth in the CARB Air Quality and Land Use
Handbook. The HRA shall evaluate a project per the following SCAQMD thresholds:
• Carcinogens: Maximally Exposed Individual risk equals or exceeds 10 in one
million.
• Non‐Carcinogens: Emit toxic contaminants that equal or exceed 1 for the
Maximally Exposed Individual.
The SCAQMD has also established non-carcinogenic risk parameters for use in HRAs.
Non-carcinogenic risks are quantified by calculating a “hazard index,” expressed as the
ratio between the ambient pollutant concentration and its toxicity or Reference Exposure
Level (REL). An REL is a concentration at or below which health effects are not likely to
occur. A hazard index less of than one (1.0) means that adverse health effects are not
expected. If projects are found to exceed the SCAQMD’s Health Risk Assessment
thresholds, mitigation shall be incorporated to reduce impacts to below SCAQMD
thresholds.
Biological Resources
Potential impacts to biological resources are limited to roosting bats sites and the nesting habits
of local birds. Between February 1st and August 31st there is potential for birds nesting in trees.
The PEIR also found the presence of roosting bats in the area. Both birds and bats are
protected by the Migratory Bird Treaty Act and California Fish and Game Code. Future
construction, demolition and tree maintenance activities should occur outside of general bird
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breeding season (February 1st through August 31st) and roosting bat surveys should be
conducted throughout the entire Focus Area prior to demolition, construction, and tree
maintenance.
• MM BIO-1 – Applications for future development facilitated by the Specific Plan Project,
where the City has determined a potential for impacts to a nesting birds, shall be
required to comply with the following mitigation framework:
a. Future project-related construction, demolition, and tree maintenance activities
should occur outside of general avian breeding season (February 1 to through
August 31) to the extent feasible. If project-related construction, demolition, and tree
maintenance activities cannot occur outside general avian breeding season, a pre-
activity nesting bird survey shall be conducted prior to the onset of the
aforementioned activities, within a maximum of 14 days prior to commencement. The
survey shall be conducted by a qualified biologist. The survey shall be conducted
within all suitable nesting habitat located within the area of activity, which includes a
250-foot survey buffer around the activity site to account for all potentially nesting
birds on and in the immediate vicinity. If no nesting birds are found, the project-
related activities may commence without potential impacts to nesting birds.
b. If any active nests or sign of nesting activity (e.g., carrying nesting material or food)
is observed during the pre-activity survey, a suitable buffer shall be established
around the nest as determined by a qualified biologist to ensure no direct or indirect
impacts occur to the nest. Many avian species that would nest in the area are
accustomed to urban environments and human activities; therefore, the buffer
distance shall be determined based on the location of the nest as well as the species
tolerance to human presence. A qualified biologist shall monitor the nesting activity
after the buffer is delineated and during typical project-related noises to verify that
the buffer is adequately placed and to confirm that breeding is not compromised by
the project. Any excessive noise or lighting that could potentially impact the nest
shall be directed away from the nest to the greatest extent feasible. The buffer shall
remain in place for the duration the nest is active as determined by a qualified
biologist.
c. If it is determined by the bat biologist that there is a substantial population of bats
using the structures in the Focus Area, the construction of bat houses on-site may be
recommended by the qualified biologist and in consultation with CDFW. The houses
would be constructed prior to any exclusionary actions and would be based upon
CDFW-approved designs. If determined necessary by CDFW, post-construction
monitoring shall occur seasonally (four times/year) for up to three years, or until the
mitigation can be considered successful. Success would be defined as the mitigation
roost or roosts being occupied by comparable numbers of bats belonging to the
same species as were present pre-construction.
• MM-BIO-2 – Applications for future development facilitated by the Specific Plan Project,
where the City has determined a potential for impacts to a bats, shall be required to
comply with the following mitigation framework:
a. A focused roosting surveys shall be conducted throughout the entire project site by a
qualified biologist to determine if bat species are presently using the on-site
structures for roosting. The survey shall focus on the buildings with the highest
potential of supporting roosting bats — those with large enough opening for bats to
enter and exit — and it will be conducted at dusk when bats would be exiting their
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roosts. Exit counts shall be conducted so that no visible light shines on the roost area
or openings. Noise and other disturbance must be minimized or eliminated, so that
bats will emerge normally from roosts.
b. If there is evidence of established maternity bat roosts within the Project site, the
biologist shall recommend exclusionary devices or removal efforts, as necessary
based on specific species and situational criteria. Exclusionary devices shall not be
installed at the entrance to the roosts between April and August, during which time
the immature bats are unable to leave the roost. Exclusion devices, if needed, will be
installed in late August, after maternity season.
c. If it is determined by the bat biologist that there is a substantial population of bats
using the structures within the project site, the construction of bat houses on-site
may be recommended by the qualified biologist and in consultation with CDFW. The
houses would be constructed prior to any exclusionary actions and would be based
upon CDFW-approved designs. If determined necessary by CDFW, post-
construction monitoring shall occur seasonally (four times/year) for up to three years,
or until the mitigation can be considered successful. Success would be defined as
the mitigation roost or roosts being occupied by comparable numbers of bats
belonging to the same species as were present pre-construction.
Cultural Resources
The mitigation measures for cultural resources are included to reduce the impacts of future
development facilitated by implementation of the Specific Plan. Prior to demolition and
construction, a number of mitigation measures are required that will help preserve the history of
the Focus Area, which include inventory documentation and commemorative programs that
document the historical significance of the Rancho Los Amigos and Los Angeles County Poor
Farm. Development of the site will require demolition and removal of previously disturbed areas,
as such, retention of a Qualified Archeologist is required to create a monitoring program and
provide Cultural Resources Sensitivity Training in the event archeological resources are
discovered.
• MM CR-1 - Recordation of the Historic District’s Site Plan. The buildings in the Historic
District were previously recorded in a HABS report; however, one contributing
component of the District was not recorded at the time: the landscape and site plan.
Prior to any demolition or ground disturbing activity, the property owner shall retain a
Qualified Preservation Professional to prepare a Historic American Landscape Survey
(HALS) Level I Standard Format documentation of the Historic District’s Site Plan and
landscape setting, including hardscape and softscape elements and features from the
historic period of significance, such as roadways, curbs, sidewalks, mature trees, fields,
gardens, and green spaces. The HALS documentation of the Historic District’s Site Plan
shall record the history of the contributing elements, as well as important events or other
significant contributions to the patterns and trends of history with which the property is
associated.
The HALS documentation of the District’s Site Plan shall include measured and
interpretive drawings, large-format black and white photographs, and written histories
documenting the District’s evolution over time. Field photographs and notes shall also be
included. All documentation components shall be completed in accordance with the
Secretary of the Interior’s Standards and Guidelines for Historic American Landscape
Survey (HALS standards).
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The Qualified Preservation Professional shall submit the HALS documentation to the
National Park Service for transmittal to the Library of Congress, and archival copies shall
be sent to Rancho Los Amigos, County of Los Angles Natural History Museum, Rancho
Los Amigos Archives at University of Southern California, and Downey History Center.
The Qualified Preservation Professional shall submit proof of submittal to the City no
less than 30 days prior to the start of demolition of District contributing buildings,
structures, and features.
• MM CR-2 - Interpretive and Commemorative Program. The property owner shall retain a
Qualified Preservation Professional to develop and implement a publicly accessible
interpretive and commemorative program (Program) that captures and incorporates the
important cultural history, associations, and significance of the Rancho Los Amigos
Historic District for the public benefit, such that the cultural importance of the Los
Angeles County Poor Farm and Rancho Los Amigos is retained for future generations.
The Program’s requirements shall be outlined in a technical memorandum, including the
requirements for maintenance and operation of the program’s elements that may include
but not be limited to an on- or off-site exhibit, commemorative marker, oral history, video,
or other publicly accessible media. The interpretive and commemorative program shall
be aimed at actively illustrating the following:
a. The growth and development of the Los Angeles County Poor Farm and Rancho Los
Amigos during the late 19th and early 20th centuries.
b. How the activities and events that occurred within the District were associated with
changing attitudes toward healthcare throughout the County, State, and Nation.
The technical memorandum detailing the Program’s requirements and implementation
schedule shall be prepared by a Qualified Preservation Professional and reviewed by
interested parties such as the Los Angeles Conservancy prior to commencement of
demolition and construction activities. The Qualified Preservation Professional shall
submit quarterly reports (i.e., January, April, July, and October) to the City documenting
the progress of the Program’s implementation. The Qualified Preservation Professional
shall submit documentation illustrating full implementation of the Program to the City
within three years of completion of construction.
• MM CR-3 – Salvage Plan and Inventory Report. Prior to the start of demolition, the
property owner shall retain a Qualified Preservation Professional to prepare a Salvage
Plan and Inventory Report outlining salvageable materials and reuse or disposal options.
The Qualified Preservation Professional shall conduct an inventory of the Historic District
contributors’ key character-defining physical features (e.g., decorative features, window
elements, shingling, etc.) appropriate for salvage and interpretation. The Salvage Plan
and Inventory Report shall include retention of LACO No. 1301 (Water Tower) for
inclusion in the interpretive program. Unsound, decayed, or toxic materials (e.g.,
asbestos, lead paint, etc.) need not be included in the salvage plan. Once salvageable
materials are identified, the Qualified Preservation Professional shall monitor their
collection by future applicants’ construction contractor(s) to ensure the items are
appropriately salvaged and are not damaged during removal. Salvage of materials can
occur prior to the start of demolition, or concurrently with demolition, as feasible.
Salvaged materials shall be stored on-site either in existing structures, or in an off-site
storage facility, to limit exposure to the elements (rain/sun, vandalism, and theft).
Salvaged materials shall first be made available for use in the interpretive program to be
developed under MM CR-2 or for use in any potential future restoration/rehabilitation
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projects on the Focus Area. Salvaged materials that are not re-used on-site or in the
interpretative program shall be offered for donation to local historical societies,
preservation organizations, or the like, for curatorial and/or educational purposes, or to
the general public for reuse in rehabilitation of historic structures. Salvaged materials
offered for donation shall be advertised for a period of not less than 30 days on the
County’s website and in historic preservation websites, such as
Preservationdirectory.com and Oldhouseonline.com, and the Los Angeles Times, as well
as by posting in the Specific Plan area itself and by other means as deemed appropriate.
The Qualified Preservation Professional shall document these efforts in writing, to
include salvage methods, an inventory of salvaged materials, and a summary of all
measures taken to encourage receipt of salvaged materials by local historical societies,
preservation organizations, and the public.
Copies of notices and evidence of publication of such notices, along with a summary of
results from the publicity efforts, a list of materials that were donated (if any) and to
whom, and an explanation of why materials were not or could not be accepted, shall be
included in a salvage summary document to be submitted to the City within 15 days of
the close of the 30-day (or more) notice period. Salvaged materials that are not re-used
on-site or in the interpretative program, or accepted for donation, may be disposed of by
the City upon receipt of the salvage summary document.
• MM CR-4 – Mothballing Plan. The property owner shall retain a Qualified Preservation
Professional to prepare and implement a Mothballing Plan for LACO No. 1283 (Casa
Consuelo) and LACO No. 1301 (Water Tower). The Mothballing Plan shall outline the
proposed mothballing process in compliance with the Secretary of the Interior’s
Standards for the Treatment of Historic Properties and consistent with National Park
Service Preservation Brief No. 31, Mothballing Historic Buildings. The Plan shall include
at a minimum: a condition assessment; measures for structural stabilization as
necessary; pest control measures; weatherization efforts as necessary; and other
mothballing procedures, such as securing the building, providing adequate ventilation,
and developing a maintenance and monitoring plan. Once the buildings/structures have
been mothballed, the Qualified Preservation Professional shall review the resulting
condition of the buildings/structures and provide the City with documentation confirming
that the Plan has been carried out.
Mothballing shall be completed within one year of the initiation of construction activities
(construction and mothballing can occur simultaneous). Future applicants shall carry out
the Plan’s maintenance and monitoring procedures until such time as rehabilitation
and/or reuse of the buildings/structures occurs. While there is currently no proposed use
for these buildings/structures, any future rehabilitation project will be evaluated for
conformance with the Secretary of Interior’s Standards. Conditions of the mothballed
buildings/structures shall be reassessed and documented every five years by a Qualified
Preservation Professional and recommendations for necessary maintenance/structural
repairs shall be completed by the property owner within six months of every
reassessment.
• MM CR-5 – Avoidance and Protection of Retained Historic Resources During
Construction. Prior to the start of construction, a Qualified Preservation Professional
shall be retained by the property owner to develop a plan of action for avoidance and
protection of the retained historic resources in the Focus Area, the Administration
Building (LACO No. 1100); the grouping of the Power Plant (LACO No. 1300); Water
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Tower (1301); and the Shop, Laundry and Ice Plant (LACO No. 1302), and the Moreton
Bay Fig Tree in coordination with the City. The plan shall include at a minimum:
1. Notation of the building/structure/feature on construction plans.
2. Pre-construction survey to document the existing physical condition of the
building/structure/feature.
3. Procedures and timing for the placement and removal of a protective barrier(s), such
as protective wood boards, bracing or framing to protect fragile fenestration and
other exposed architecture features and materials, protective fencing and/or concrete
or water-filled plastic K-rails around each retained building/structure/feature.
4. Monitoring of the installation and removal of protective barriers by the Qualified
Preservation Professional, or his or her designee.
5. Monitoring of the condition of the building/structure/feature at regular intervals during
the duration of demolition and construction including vibration monitoring and visual
inspections by a qualified Preservation Professional.
6. Post-construction survey to document the condition of the building/structure/feature
after completion of the Project.
7. Preparation of a technical memorandum documenting the pre-construction and post-
construction conditions of historic structures and compliance with protective
measures outlined in this mitigation measure.
The plan shall comply with the Secretary of the Interior’s Standards for the Treatment of
Historic Properties (Standards) and shall be memorialized in a technical memorandum,
which shall be submitted to City for review and approval. The final approved plan shall
be submitted to City no later than 30 days prior to the start of construction including any
staging or demolition activities. The plan shall be provided to each construction
manager/foreman at the Project kick-off meeting for each phase of work. The technical
memorandum documenting the pre-construction and post-construction conditions shall
be submitted to the City within 30 days of completion of the Project and removal of the
protective barriers.
In addition, prior to the start of construction, future project applicants shall inform
construction personnel of the location and significance of the retained historic resources,
and of the avoidance and protective measures that shall be implemented. If work crews
are phased, the City shall ensure that each crew is provided with this information, video,
or other publicly accessible media. The interpretive and commemorative program shall
be aimed at actively illustrating the following:
• The growth and development of the Los Angeles County Poor Farm and Rancho Los
Amigos during the late 19th and early 20th centuries.
• How the activities and events that occurred within the District were associated with
changing attitudes toward healthcare throughout the County, state, and Nation.
The technical memorandum detailing the Program’s requirements and implementation
schedule shall be prepared by a Qualified Preservation Professional and reviewed by
interested parties such as the Los Angeles Conservancy and approved by the City prior
to commencement of demolition and construction activities. The Qualified Preservation
Professional shall submit quarterly reports (i.e., January, April, July, and October) to the
City documenting the progress of the Program’s implementation. The Qualified
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Preservation Professional shall submit documentation illustrating full implementation of
the Program to the City within three years of completion of construction.
• MM CR-6 – Retention of a Qualified Archaeologist. Prior to any ground-disturbing
activities (i.e., demolition, pavement removal, pot-holing or augering, boring, drilling,
grubbing, vegetation removal, brush clearance, weed abatement, grading, excavation,
trenching, or any other activity that has potential to disturb soil), the Applicant or their
designee shall retain a Qualified Archaeologist meeting the Secretary of the Interior’s
Professional Qualifications Standards for archaeology to oversee and ensure all
mitigation related to archaeological resources is implemented.
• MM CR-7 – Construction Worker Cultural Resources Sensitivity Training. Prior to any
ground disturbing activities (i.e., demolition, pavement removal, pot-holing or augering,
boring, drilling, grubbing, vegetation removal, brush clearance, weed abatement,
grading, excavation, trenching, or any other activity that has potential to disturb soil), the
Qualified Archaeologist, or his/her designee, and a Native American representative
(selected from this Project’s California Native American Heritage Commission [NAHC]
contact list), shall conduct cultural resources sensitivity training for all construction
personnel. In the event construction crews are phased, additional training shall be
conducted for new construction personnel. Construction personnel shall be informed of
the types of archaeological resources that may be encountered, the proper procedures
to be enacted in the event of an inadvertent discovery of archaeological resources or
human remains (see MM CR-10), confidentiality of discoveries, and safety precautions
to be taken when working with cultural resources monitors. The contractor shall ensure
and document that construction personnel are made available for and attend the training
and retain documentation demonstrating attendance. This training may be conducted in
coordination with paleontological resources training required by MM CR-12.
• MM CR-8 – Cultural Resources Monitoring Program (CRMP) Prior to any ground-
disturbing activity (i.e., demolition, pavement removal, pot-holing or augering, boring,
drilling, grubbing, vegetation removal, brush clearance, weed abatement, grading,
excavation, trenching, or any other activity that has potential to disturb soil), the Qualified
Archaeologist shall prepare the CRMP based on the final City-approved Project design
plans. The CRMP shall include:
1. Provisions for Archaeological Monitoring. Full-time archaeological monitoring shall be
required for all construction-related ground-disturbing activity up to a depth of five
feet (depth at which archaeological sensitivity decreases). The CRMP shall outline
the archaeological monitor(s) responsibilities and requirements (MM CR-4).
2. Procedures for Discovery of Archaeological Resources. Procedures to be
implemented if an archaeological resource is discovered shall be fully defined in the
CRMP, including stop-work and protective measures, notification protocols,
procedures for significance assessments, and appropriate treatment measures. The
CRMP shall state that avoidance or preservation in place is the preferred manner of
mitigating impacts to archaeological resources, but shall provide procedures to follow
should the City determine that avoidance is infeasible.
If, based on the Qualified Archaeologist’s recommendation, it is determined that the
discovered archaeological resource constitutes a historical resource or unique
archaeological resource pursuant to CEQA, avoidance and preservation in place
shall be the preferred manner of mitigating impacts to such a resource. Preservation
in place may be accomplished by, but is not limited to, avoidance, incorporating the
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resource into open space, capping, or deeding the site into a permanent
conservation easement. If the City determines that preservation in place is infeasible
and data recovery through excavation is the only feasible mitigation available, the
Qualified Archaeologist in coordination with the City shall prepare and implement an
Archaeological Resources Data Recovery and Treatment Plan that provides for the
adequate recovery of the scientifically consequential information contained in the
archaeological resource. The City shall consult with appropriate Native American
representatives in determining treatment of resources that are Native American in
origin to ensure cultural values ascribed to the resource, beyond that which is
scientifically important, are considered.
3. Reporting Requirements. The CRMP shall outline provisions for weekly, monthly,
and final reporting. The Qualified Archaeologist shall prepare weekly status reports
detailing activities and locations observed (with maps) and summarizing any
discoveries for the duration of monitoring to be submitted to the City via email for
each week in which monitoring activities occur. Monthly progress reports
summarizing monitoring efforts shall be prepared and submitted to the City for the
duration of ground-disturbing activity. The Qualified Archaeologist shall prepare a
draft CRMP and submit it to the City within 30 days of completion, or within 120 days
of completion of treatment for significant discoveries if treatment extends beyond the
cessation of monitoring. The final Archaeological Resources Monitoring Report shall
be submitted to the City within 15 days of receipt of City comments. The Qualified
Archaeologist shall also submit the final Archaeological Resources Monitoring Report
to the South Central Coastal Information Center. If human remains are encountered,
a confidential report documenting all activities shall be submitted to the NAHC within
90 days of completion of any treatment.
4. Curation Requirements. Any historic-period archaeological materials that are not
Native American in origin shall be curated at an American Association of Museums
accredited repository that meets 36 Code of Federal Regulations (CFR) 79.9
standards. If no accredited repository accepts the collection, then it may be curated
at a non-accredited repository as long as it meets the minimum 36 CFR 79.9
standards. If neither an accredited nor a non-accredited repository accepts the
collection, then it may be offered to a public, non-profit institution with a research
interest in the materials, or donated to a local school or historical society in the area
for educational purposes, to be determined by the Qualified Archaeologist in
consultation with the City. Disposition of Native American archaeological materials
shall be determined through consultation between Native American representatives,
the Qualified Archaeologist, and the City.
5. Protocols for Native American Input. The CRMP shall outline the role and
responsibilities of Native American Tribal representatives. It shall include
communication protocols, an opportunity and timelines for review of cultural
resources documents related to archaeological discoveries that are Native American
in origin, and provisions for Native American monitoring in the event of
archaeological discoveries that are Native American in origin. The CRMP shall
include provisions for Native American monitoring during testing and data recovery
efforts for discovered resources that are Native American in origin.
• MM CR-9 – Archaeological Monitoring. All ground-disturbing activity (i.e., demolition,
pavement removal, pot-holing or augering, boring, drilling, grubbing, vegetation removal,
brush clearance, weed abatement, grading, excavation, trenching, or any other activity
that has potential to disturb soil) to a depth of 5.0 feet (depth at which archaeological
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sensitivity decreases) shall be monitored by an archaeological monitor(s) familiar with
the types of resources that could be encountered and shall work under the Qualified
Archaeologist’s direct supervision. The Qualified Archaeologist shall determine the
number of archaeological monitors required on-site during ground-disturbing activities
based on the construction scenario, pieces of equipment operating at the same time, the
distance between those pieces of equipment, and the pace at which equipment is
working, with the goal of monitors being able to effectively observe soils as they are
exposed. The archaeological monitor(s) shall keep daily logs detailing the types of
activities and soils observed, and any discoveries. Archaeological monitor(s) shall have
the authority to halt and re-direct ground-disturbing activities in the event of a discovery
until it has been assessed for significance and treatment implemented, if necessary,
based on the Qualified Archaeologist’s recommendations in coordination with the City,
and the Native American representatives if the resource is Native American in origin,
and in accordance with the CRMP protocols and procedures (see MM CR-5).
• MM CR-10 – Unanticipated Discovery. In the event that human remains are discovered
or unearthed, all earth-disturbing work within a 100-meter radius of the location of the
human remains shall be temporarily suspended or redirected by the applicant until a
forensic expert retained by the applicant has identified and evaluated the nature and
significance of the find, in compliance with State CEQA Guidelines §15064.5(f). If human
remains of Native American origin are discovered or unearthed, the applicant shall
contact the consulting tribe, as detailed in MM TCR-1, regarding any finds and provide
information after the archaeologist makes his/her initial assessment of the nature of the
find, so as to provide Tribal input concerning significance and treatment. After the find
has been appropriately mitigated, as determined and documented by a qualified
archaeologist, work in the area may resume.
• MM CR-11 – Retention of a Qualified Paleontologist. Prior to start of any ground-
disturbing activities (i.e., demolition, pavement removal, pot-holing or auguring, boring,
drilling, grubbing, vegetation removal, brush clearance, weed abatement, grading,
excavation, trenching, or any other activity that has potential to disturb soil), the property
owner shall retain a Qualified Paleontologist meeting the Society of Vertebrate
Paleontology (SVP) standards (SVP, 2010). The Qualified Paleontologist shall provide
technical and compliance oversight of all work as it relates to paleontological resources,
shall attend the Project kick-off meeting and Project progress meetings on a regular
basis, and shall report to the Project Site in the event potential paleontological resources
are encountered.
• MM CR-12 – Construction Worker Paleontological Resources Sensitivity Training. Prior
to start of any ground-disturbing activities (i.e., demolition, pavement removal, pot-holing
or auguring, boring, drilling, grubbing, vegetation removal, brush clearance, weed
abatement, grading, excavation, trenching, or any other activity that has potential to
disturb soil), the Qualified Paleontologist, or his/her designee, shall conduct construction
worker paleontological resources sensitivity training. In the event construction crews are
phased, additional training shall be conducted for new construction personnel. The
training shall focus on the recognition of the types of paleontological resources that
could be encountered within the Focus Area, the procedures to be followed if they are
found, confidentiality of discoveries, and safety precautions to be taken when working
with paleontological monitors. The property owner shall ensure that construction
personnel are made available for and attend the training and retain documentation
demonstrating attendance. This training may be conducted in coordination with cultural
resources training required by MM CR-7.
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• MM CR-13 – Paleontological Resources Monitoring. Full-time paleontological resources
monitoring shall be conducted for all ground disturbing activities at or below five feet
(depth at which paleontological resources sensitivity increases). The Qualified
Paleontologist shall spot check the excavation on an intermittent basis and recommend
whether the depth or frequency of required monitoring should be revised based on
his/her observations. Paleontological resources monitoring shall be performed by a
qualified paleontological monitor (meeting the standards of the SVP) under the direction
of the Qualified Paleontologist. The number of paleontological monitors required to be
on-site during ground disturbing activities shall be determined by the Qualified
Paleontologist and shall be based on the construction scenario, specifically the number
of pieces of equipment operating at the same time, the distance between these pieces of
equipment, and the pace at which equipment is working, with the goal of monitors being
able to effectively observe soils as they are exposed. Monitors shall have the authority to
temporarily halt or divert work away from exposed fossils in order to recover the fossil
specimens.
Any significant fossils collected during project-related excavations shall be prepared to
the point of identification and curated into an accredited repository with retrievable
storage. Monitors shall prepare daily logs detailing the types of activities and soils
observed, and any discoveries. The Qualified Paleontologist shall prepare weekly status
reports detailing activities and locations observed (with maps) and summarizing any
discoveries for the duration of monitoring to be submitted to the City of Downey via email
for each week in which monitoring activities occur. Monthly progress reports
summarizing monitoring efforts shall be prepared and submitted to the City for the
duration of ground disturbance. The Qualified Paleontologist shall prepare a draft
Paleontological Resources Monitoring Report and submit it to the City within 30 days of
completion of the monitoring program, or within 120 days of completion of treatment for
significant discoveries should treatment extend beyond the cessation of monitoring. The
final Paleontological Resources Monitoring Report shall be submitted to the City within
15 days of receipt of City comments. If significant fossils are recovered, the final report
shall also be filed with the Natural History Museum of Los Angeles County and the
certified repository.
• MM CR-14 – Inadvertent Discovery of Paleontological Resources. If construction or
other Project personnel discover any potential fossils during construction, regardless of
the depth of work or location, work at the discovery location shall cease in a 50-foot
radius of the discovery until the Qualified Paleontologist has assessed the discovery and
made recommendations as to the appropriate treatment. If the find is deemed significant,
it shall be salvaged following the standards of the SVP (SVP, 2010) and curated with a
certified repository.
Hazards and Hazardous Materials
Project implementation of the will promote development of the specific plan area, and result and
demolition of existing developments in the Focus Area. Demolition of structures built prior to the
1978 may contain asbestos and lead-based paints. The mitigation measures address the
transport, use, or disposal of hazardous materials associated with future demolition of existing
structures and development in the Focus Area. Furthermore, a Phase I Environmental Site
Assessment is required to identify current environmental conditions prior to demolition or
construction activities, and to determine if further sampling/remedial activities are required.
• MM HAZ-1 – Prior to any renovation, or demolition, grading or building permit approval,
a formal Phase I Environmental Site Assessment (ESA) shall be prepared for any
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vacant, commercial, and industrial properties involving hazardous materials or waste.
The Phase I ESA shall be prepared in accordance with ASTM Standard Practice E
1527-13 or the Standards and Practices for All Appropriate Inquiry (AAI), prior to any
land acquisition, demolition, or construction activities. The Phase I ESA would identify
specific Recognized Environmental Conditions (RECs), which may require further
sampling/remedial activities by a qualified hazardous materials Environmental
Professional with Phase II/site characterization experience prior to land acquisition,
demolition, and/or construction. The Environmental Professional shall identify proper
remedial activities, if necessary.
• MM HAZ-2 – If the contractor discovers unknown wastes or suspect materials during
construction that are believed to involve hazardous waste or materials, the contractor
shall:
a. Immediately cease work in the suspected contaminant’s vicinity, and remove workers
and the public from the area;
b. Notify the County’s Project Engineer;
c. Secure the area as directed by the Project Engineer; and
d. Notify the implementing agency’s Hazardous Waste/Materials Coordinator.
The Hazardous Waste/Materials Coordinator shall advise the responsible party of further
actions that shall be taken, if required.
Noise
Impacts related to noise and vibrations may occur during the construction phase of the project.
Noise reduction programs are required for all construction and demolition activities to reduce
any noise impacts on the surrounding residential areas. Additionally, to protect existing historic
structures, measures must be implemented to protect any historic structure located within 100
feet of construction activity.
• MM NOI-1 – To reduce construction-related noise impacts, where construction activities
would exceed the standards established in DMC §4606.5 (Construction Noise), the
Applicant shall require construction contractors to implement a site-specific Noise
Reduction Program, which includes the following measures, ongoing through demolition,
grading, and/or construction:
a. Equipment and trucks used for project construction shall utilize the best available
noise control techniques (e.g., improved mufflers, equipment redesign, use of intake
silencers, ducts, engine enclosures, and acoustically-attenuating shields or shrouds),
wherever feasible.
b. Impact tools (e.g., jackhammers, pavement breakers, and rock drills) used for
construction shall be hydraulically or electronically powered wherever possible to
avoid noise associated with compressed air exhaust from pneumatically powered
tools. However, where use of pneumatic tools is unavoidable, an exhaust muffler
shall be used (this muffler can lower noise levels from the exhaust by up to
approximately 10 dBA). External jackets on the tools themselves shall be used
where feasible (this can achieve an approximately 5.0-dBA reduction. Quieter
procedures shall be used, such as drills rather than impact equipment, whenever
feasible.
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c. Stationary construction-related noise sources shall be located as far from adjacent
receptors as possible, and they shall be muffled and incorporate insulation barriers,
or other measures to the extent feasible.
• MM NOI-2 – Prior to demolition, grading, or building permit approval, the Applicant shall
submit to the Planning Division and Community Development Department a list of
measures to respond to and track complaints pertaining to construction noise, ongoing
throughout demolition, grading, and/or construction. At minimum, these measures shall
include the following:
a. A procedure to the public for notifying the City’s Code Compliance Officer and Police
Department (during regular construction hours and off-hours);
b. A requirement for a sign to be posted by the Applicant on-site specifying the
permitted construction days and hours, and notification procedure, and who to notify
in the event of a noise-related concern. The sign shall also include the construction
contractor’s telephone numbers (during regular construction hours and off-hours);
and
c. A requirement for a preconstruction meeting to be held with the Applicant and
general contractor/on-site project manager to confirm that noise measures and
practices (including construction hours, neighborhood notification, posted signs, etc.)
are completed.
• MM NOI-3 – Vibratory Equipment for Historic Buildings. To avoid or minimize potential
construction vibration damage to structural or finish materials on on-site historic
buildings, the condition of such materials shall be documented by a qualified
preservation consultant, prior to initiation of construction. During construction, the
contractor shall install and maintain at least two continuously operational automated
vibrational monitors on any on-site historic structures within 100 feet of active
construction activity. The monitors must be capable of being programmed with two
predetermined vibratory velocities levels: a first-level alarm equivalent to a 0.45 inch per
second at the face of the building and a regulatory alarm level equivalent to 0.5 inch per
second at the face of the building. The monitoring system must produce real-time
specific alarms (via text message and/or email to on-site personnel) when velocities
exceed either of the predetermined levels. In the event of a first-level alarm, feasible
steps to reduce vibratory levels shall be undertaken, including but not limited to
halting/staggering concurrent activities and utilizing lower-vibratory techniques. In the
event of an exceedance of the regulatory level, work in the vicinity shall be halted and
the historic structure visually inspected for damage. Furthermore, once construction has
been completed, a qualified preservation consultant shall conduct a final visual
inspection of the on-site historic structures to determine if any damage has occurred.
Results of the inspections must be logged and submitted to the City. In the event
damage occurs to historic finish materials due to construction vibration, such materials
shall be repaired in consultation with a qualified preservation consultant.
• MM NOI-4 – Vibratory Equipment for Residential Receptors. Use of high impact, heavy-
duty equipment shall be limited to the extent feasible within 25 feet of residential
receptors. Where feasible, equipment or alternative techniques that would generate
vibration velocities not exceeding 0.04 in/sec PPV at 25 feet shall be utilized.
• MM NOI-5 – Notify Residences. Prior to large bulldozers, large loaded trucks, and
vibratory compactor/rollers being operated at the Specific Plan area within 50 feet of an
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occupied residence, the Project Contractor(s) shall notify the affected residential
property owners in writing of upcoming construction including the anticipated start and
end dates and hours of operation. This restriction does not apply to trucks on a public
right-of-way.
Tribal Cultural Resources
Similar to the Cultural Resources section above, future demolition and construction activities
associated with the implementation of the Specific Plan may affect tribal and cultural resources,
thus mitigation measures are proposed to appropriately identify and preserve resources in the
event of a discovery. Inadvertent discovery of archaeological resources require the services of a
Qualified Archaeologist, and if those resources are found to be Native American in origin, a
Native American monitor from a culturally and geographically affiliated Tribe shall be contacted.
• MM TCR-1 – Inadvertent Discovery of Archaeological Resources. In the event that
archaeological resources are encountered during ground-disturbing activities, all activity
within a 100-foot radius of the find shall cease and the CRMP protocols and procedures
for discoveries shall be implemented (see MM CR-8). The Qualified Archaeologist shall
evaluate the discovery for potential significance. If the Qualified Archaeologist
determines that the resource may be significant (i.e., meets the definition for historical
resource in CEQA Guidelines §15064.5(a) or unique archaeological resource in PRC
§21083.2(g)), the Qualified Archaeologist shall develop an appropriate treatment plan for
the resource in accordance with the CRMP. When assessing significance and
developing treatment for resources that are Native American in origin, the Qualified
Archaeologist and the City shall consult with the appropriate Native American
representatives. The Qualified Archaeologist shall also determine if work may proceed in
other parts of the Project Site while treatment for cultural resources is being carried out.
• MM TCR-2 – Native American Monitoring. In the event the Qualified Archaeologist
determines that an archaeological discovery is Native American in origin, the Applicant
or their designee shall retain a qualified Native American monitor to provide monitoring
during testing and data recovery efforts of the discovered resource in accordance with
CRMP protocols and procedures (see MM CR-8). The Native American monitor shall be
selected from a Tribe that is culturally and geographically affiliated with the Specific Plan
area (according to this Project’s NAHC contact list). In the event of a discovery, the City
shall also determine if Native American monitoring of any future ground-disturbing
activities is warranted.
Significant and Unavoidable Impacts
Most of the potentially significant impacts resulting from the project may be reduced to a level
considered Less than Significant with the implementation of the mitigation measures listed for
each of the topics above; however, implementation of the proposed Specific Plan may still result
in potentially significant impacts to Air Quality, Cultural Resources, and Greenhouse Gas
Emissions, even after mitigation.
To approve a project with unavoidable significant impacts, the City of Downey must adopt a
Statement of Overriding Considerations. The City may consider this option, which CEQA allows
when a project has the potential for impacts that are significant and unavoidable. In adopting
such a statement, the City Council is must balance the benefits of a project against its
unavoidable environmental impacts in determining whether to approve the project. If a project’s
benefits are found to outweigh the unavoidable adverse environmental effects, the adverse
effects may be considered “acceptable” (State CEQA Guidelines §15093(a)). The Specific Plan
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includes goals and policies that comply with the General Plan, allow transit oriented
development that is meant increase pedestrian and bicycling options, increase public
transportation ridership, and to reduce the amount of traffic associated with the future build out
of the focus area of the Specific Plan. The Specific Plan also includes increased housing
opportunities, commercial opportunities, as well as provide employment opportunities for those
people living within the Specific Plan and the surrounding communities.
Air Quality
The proposed Specific Plan has the potential to result in a cumulative considerable net increase
of pollutants. However, implementation of mitigation measures would ensure that future
development projects have feasible mitigation measures incorporated as necessary to reduce
potential impacts. The Project would not result in a cumulatively considerable net increase of
pollutants for the region. The region itself is considered non-attainment under applicable federal
or state ambient air quality standard. The South Coast Air Quality Management District
(SCAQMD) has developed strategies to reduce criteria pollutant emissions outlined in the Air
Quality Management Plan (AQMP) pursuant to the federal Clean Air Act mandates. Therefore,
individual projects will include fugitive dust controls during construction, including frequent water
applications and comply with SCAQMD rules and regulations. Potential construction within the
Specific Plan area will not cause non-attainment in the region but will be a potential contributor
despite adhering to SCAQMD rules and regulations.
Cultural Resources
While the Project involves adoption of a land use plan and does not propose any development,
future development could potentially result in direct impacts through the physical demolition,
destruction, or alteration of potential historical resources within the Focus Area. Future
development within the Focus Area assumes the demolition of contributor and non-contributor
buildings and would remove remaining features of the Historic District’s original 1888 Site Plan.
A contributor building is a structure that contributes to the significance of a historic district.
Several mitigation measures are proposed, however, the impacts to the Historic District would
remain significant and unavoidable since the Historic District would no longer be eligible for
National Register of Historic Places and would be delisted from the California Register of
Historical Resources. There are five individually eligible buildings and structures in the Specific
Plan area, and four with the Focus Area. All five of the structures will be retained. However, the
PEIR includes a number of mitigation measures that would reduce the impacts on these
individual structures.
Greenhouse Gas Emissions
The PEIR clarified that future development in the Focus Area would need to be analyzed on a
project-by-project basis to determine the extent of each project’s potential contribution to global
climate change and appropriate mitigation measures specific to each project. Due to the
uncertainty of timing of future development, and project-specific details, future development has
the potential to exceed SCAQMD recommended threshold of 3,000 MT CO2e per year.
Therefore, impacts are considered significant and unavoidable in the PEIR. .
These three issues could not be reduced (mitigated) to a less than significant level through the
adoption of mitigation measures or project alternatives. Yet, despite a project’s potential
significant unavoidable impacts, the City Council can still approve a project under the provisions
of the California Environmental Quality Act, if they first adopt a Statement of Overriding
Considerations, which sets forth the reasons why the Lead Agency finds that the project’s
benefits render its adverse effects acceptable. To do so, decision- makers determine, as part of
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their findings, that the project’s economic, social and other benefits outweigh the adverse
impacts.
FINDINGS – SPECIFIC PLAN
Pursuant to Municipal Code Section 9836.10, there are four (4) findings that must be adopted
prior to approving the Specific Plan. The findings are as follows:
A. The proposed location of the development and proposed conditions under which
it will be operated or maintained is consistent with the goals and polices
embodied in the General Plan and other applicable plans and policies adopted by
the Council.
The Specific Plan was prepared to promote transit oriented development around the new
Metro West Santa Ana Branch (WSAB) Gardendale Transit Station. The Specific Plan
promotes a transit village with commercial and residential opportunities. The Livable
Communities section of the General Plan similarly seeks to provide alternatives to the
traditional separation of land uses by advancing the creation of mixed use areas. The
Livable Communities section also seeks to promote smart growth, which promotes
design that reduces dependency and need for cars by providing convenient access to
jobs, services, and homes; all of which were guiding principles in development of the
Specific Plan.
The Specific Plan complies with the following Livable Communities goals, policies and
programs:
• Goal 1.1: Provide sufficient land areas for uses that serve the needs of residents,
visitors and business.
o Policy 1.1.1: Maintain a balance of land uses
o Policy 1.1.3: Provide an appropriate amount of land area for business and
employment.
• Goal 1.1: Advance livable community concepts.
o Policy 1.2.1: Promote livable communities concepts that allow added
flexibility in addressing land use needs.
• Goal 1.3: Address changes in land use and zoning trends.
o Policy 1.3.1: Minimize or eliminate conflicts where incompatible land uses are
in proximity to each other.
o Policy 1.3.2: Monitor and address changes in land use trends.
• Goal 1.4: Protect and enhance the residential neighborhoods.
o Policy 1.4.1: Promote neighborhood identity.
o Policy 1.4.2: Promote residential construction that complement existing
neighborhoods
o Policy 1.4.3: Promote homeownership
• Goal 2.2: Promote the use of alternative modes of travel, other than single-
occupant vehicles, to relieve traffic congestion.
o Policy 2.2.1: Promote walking as an attractive alternative to vehicular
transportation.
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o Policy 2.2.2: Promote bicycling as an attractive alternative to vehicular
transportation.
o Policy 2.2.3: Promote public transit as an attractive alternative to vehicular
transportation.
The Specific Plan is made up of the following four sub-districts; Transit-Oriented
Development (TOD) district, Regional Public Facilities (RPF) district, Community Serving
(CS) district, and Flex Tech/Biomedical (FTBM) district.
The combination of the four sub-districts promotes economic development, with a focus
on a diverse mixture of land uses; and more livable communities with access to regional
transit and alternative transit opportunities. The Specific Plan complies with Goal 1.3,
Policies 1.3.1 and 1.3.2, as it addresses changes in land use and zoning trends,
minimizes conflicts where incompatible land uses are in proximity to each other, and
addresses changes in land use trends.
The Specific Plan promotes economic development with a focus on creating more a
more livable community with access to regional transit and is consistent with the
following General Plan Goal 1.4, Policies 1.4.1, 1.4.2, and 1.4.3 which promote
protecting and enhancing the residential neighborhoods, promote neighborhood identity,
and homeownership.
The Specific Plan includes design guidelines that are intended to guide development
that is high quality, cohesive, and representative of the future vision for the Specific Plan
area, while preserving the existing historic character of the area, which complies with
General Plan Goal 2.2, Policy 2.2.1, 2.2.2, and 2.2.4, which seeks to promote the use of
alternative modes of travel, other than single-occupant vehicles, to relieve traffic
congestion, promoting walking, bicycling, and public transit as an attractive alternative to
vehicular transportation.
The Specific Plan prioritizes the creation of more livable communities with access to
both regional transit and promotes alternative transit opportunities. Guiding Principal #8
states, “explore multi-modal connections to other parts of the City through the Active
Transportation Plan (ATP), which combines bicycle with pedestrian circulation
infrastructure on a citywide basis to provide an ultimate citywide blueprint for future
active transportation opportunities as alternative travel mode.” The Specific Plan also
states, “create and enhance bicycle and pedestrian connections between key community
amenities and activity centers”, including “improving and enhancing non-vehicular and
vehicular circulation and connections that are pedestrian-friendly in conjunction with
future development.” The Specific Plan complies with Goal 2, Policies 2.1 and 2.2 by
encouraging a variety of housing types to meet the existing and future needs of City
residents, provide adequate sites and zoning to encourage and facilitate a range of
housing to address the regional fair share allocation, and encourage infill development
and recycling of land to provide residential sites.
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 proposed Rancho Los Amigos South Campus Specific Plan is in compliance with
the Downey General Plan goals and policies, as listed above. The Specific Plan creates
goals and policies that correspond to those found in the General Plan, such as
promoting livable communities concepts that allow added flexibility in addressing land
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use needs, encourage walking, bicycling, and public transit as alternative means of
transportation. The Specific Plan also encourages the development of multi-family
housing to address the regional fair share allocation. Adoption of the Specific Plan would
include rescinding the existing zoning and specific plans, thus bringing the Specific Plan
area into conformance with both the General Plan and the Downey Municipal Code.
C. The development will not be detrimental to the public health, safety, or welfare of
persons residing or working in or adjacent to such a development, nor detrimental
to properties or improvements in the vicinity or the general welfare of the City.
A primary goal of the Specific Plan is to reduce traffic congestion by encouraging transit
oriented development around the new WSAB Gardendale Station. Another primary goal
of the Specific Plan is to create stronger connections with local neighborhoods and
improve mobility and access with surrounding uses, as well as reduce the traffic
associated with single-occupant vehicles. The Specific Plan includes design guidelines,
such as setbacks and stepbacks, architectural articulation and modulation, that help
reduce the visual impacts of future development within the Specific Plan on adjacent and
nearby residential developments.
The Program Environmental Impact Report (PEIR) prepared for this specific plan has
identified mitigation measures that reduce the impacts on surrounding properties
associated with future development of the Specific Plan, and would reduce potential
impacts to less than significant.
D. The Specific Plan and resulting development will be consistent with the
provisions of Article 8 of Chapter 3 of the California Government Code,
commencing with Section 65450 as may be subsequently amended by the State.
Article 8 of Chapter 3 of the California Government Code sets forth specific requirements
and standards for the content and adoption of Specific Plans. This includes that the
Specific Plan is consistent with the City’s General Plan. The General Plan will be
amended to designate Specific Plan area to Mixed Use, which includes Livable
Communities and promotes alternatives to traditional separation of land uses by
advancing mixed use areas, smart growth, and reduces dependency and need for cars
by providing convenient access to jobs, services and homes. The Specific Plan includes
Guiding Principles that comply with the General Plan Livable Communities goals,
policies and programs by, which include:
• Guiding Principle #1 – Enhanced streetscape, landscape, and public amenities
through the Rancho Los Amigos South Campus Specific Plan area.
• Guiding Principle #2 – Balanced, flexible, and diverse land uses that support
economic development and additional housing opportunities.
• Guiding Principle #3 – Improved visual and functional connections and linkages
between commercial/retail areas, residential neighborhoods, transportation
nodes, and civic/institutional uses within and around the Specific Plan area.
• Guiding Principle #4 – Improved pedestrian and bicycle accessibility and
vehicular circulation to minimize potential conflicts between different
transportation users throughout the Specific Plan area.
• Guiding Principle #5 – Preserved and enhanced existing historic and cultural
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resources, including historic buildings and neighborhoods, to promote their roles
as important community attractions and gathering places.
• Guiding Principle #6 – Encourage future development with a distinct character
and identity for the Specific Plan area.
• Guiding Principle #7 – Encourage transit-supportive development throughout the
Specific Plan area, and provide a balanced mix of land uses adjacent to
transportation centers and mobility corridors.
• Guiding Principle #8 – Explore multi-modal connections to other parts of the City
through the proposed Active Transportation Plan (ATP), which combines bicycle
with pedestrian circulation infrastructure on a citywide basis to provide an
ultimate citywide blueprint for future active transportation opportunities as an
alternative travel mode.
Development and design standards have been incorporated into the Specific Plan that
comply with these guiding principles, and all future development will be required to
comply with the standards included in the proposed Specific Plan.
FINDINGS – GENERAL PLAN AMENDMENT
Pursuant to Municipal Code Section 9834.08, there are four (4) findings that must be adopted
prior to approving the proposed General Plan Amendment. The findings are as follows:
A. That the proposed General Plan Amendment is consistent with all other goals,
policies, programs, and land uses of applicable elements of the General Plan.
The Livable Communities section of the General Plan seeks to provide alternatives to
the traditional separation of land uses by advancing the creation of mixed use areas.
The Livable Communities sections also seeks to promote smart growth, which promotes
design that reduces dependency and need for cars by providing convenient access to
jobs, services, and homes. The proposed map and text amendments will change the
land use designation from Commercial Manufacturing to Mixed Use in order to support
this General Plan goal and policy. The Specific Plan includes Guiding Principles that
promote the Livable Communities goals and policies, which include:
• Guiding Principle #1 – Enhanced streetscape, landscape, and public amenities
through the Rancho Los Amigos South Campus Specific Plan area.
• Guiding Principle #2 – Balanced, flexible, and diverse land uses that support
economic development and additional housing opportunities.
• Guiding Principle #3 – Improved visual and functional connections and linkages
between commercial/retail areas, residential neighborhoods, transportation
nodes, and civic/institutional uses within and around the Specific Plan area.
• Guiding Principle #4 – Improved pedestrian and bicycle accessibility and
vehicular circulation to minimize potential conflicts between different
transportation users throughout the Specific Plan area.
• Guiding Principle #5 – Preserved and enhanced existing historic and cultural
resources, including historic buildings and neighborhoods, to promote their roles
as important community attractions and gathering places.
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• Guiding Principle #6 – Encourage future development with a distinct character
and identity for the Specific Plan area.
• Guiding Principle #7 – Encourage transit-supportive development throughout the
Specific Plan area, and provide a balanced mix of land uses adjacent to
transportation centers and mobility corridors.
• Guiding Principle #8 – Explore multi-modal connections to other parts of the City
through the proposed Active Transportation Plan (ATP), which combines bicycle
with pedestrian circulation infrastructure on a citywide basis to provide an
ultimate citywide blueprint for future active transportation opportunities as an
alternative travel mode.
These guiding principles led to the development of the Specific Plan and comply with the
goals and policies outlined in the Livable Communities section of Chapter 1 – Land Use,
of the Downey General Plan.
B. That the proposed General Plan Amendment will not adversely affect surrounding
properties or the surrounding environment.
The proposed land use designation change from Commercial Manufacturing to Mixed
Use will allow for the orderly development of the Specific Plan area by creating the
opportunity for a mix of land uses adjacent to transportation centers and mobility
corridors. The Specific Plan area has remained vacant and includes a number of
dilapidated buildings. The proposed General Plan Amendment will allow the adoption of
the Specific Plan, which will replace current outdated specific plans with a new plan that
will promote transit oriented development of the area. Additionally, one of the primary
goals of the Specific Plan is to create stronger connections with local neighborhoods and
improve mobility and access with surrounding uses and prioritizing the creation of more
livable communities with access to regional transit.
C. That the proposed General Plan Amendment promotes the public health, safety,
and general welfare and serves the goals and purposes of this article.
The Implementation of the of the new land use designation will promote transit oriented
development in the Specific Plan area which is currently in a neglected state with
deteriorating structures and unmaintained areas. The primary objectives of the Specific
Plan include:
• Creating a mixed-use, compact, and multi-modal environment;
• Promoting sustainable principles in design and development;
• Establishing a complementary mix of cultural uses, public spaces, and outdoor
activities;
• Creating a stronger connection with local neighborhoods and connectivity with
mobility options;
• Promote a family-oriented, culturally enriched, healthy lifestyle;
• Enhance economic development success in the area; and
• Supporting a flexible variety of land uses that further regional transportation and
transit planning objectives.
The General Plan Amendment would allow for the orderly development of the specific
plan area as a transit oriented village around the new WSAB Gardendale Metro station.
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The transit oriented village will provide goods and services to those future residents and
workers in the Specific Plan area and those in the surrounding neighborhoods.
D. That the proposed General Plan Amendment will not conflict with provisions of
this article, including the City’s subdivision ordinance.
The land use designation of Mixed Use will allow the orderly development of the specific
plan area. The Livable Communities section of the General Plan encourages the
concepts found in the Guiding Principles of the proposed Specific Plan, and will thus not
be in conflict with General Plan. The Specific Plan provides the blueprint for
development of the specific plan area.
FINDINGS – ZONE TEXT AND MAP AMENDMENTS
Pursuant to Municipal Code Section 9832.06, there are two (2) findings that must be adopted
prior to approving the Zone Text and Map Amendment. The findings are as follows:
A. That the requested amendment is necessary and desirable for the development of
the community and is in the interests or furtherance of the public health, safety,
and general welfare.
The current specific plans which govern the specific plan are outdated and do not further
the goals and policies of the Downey General Plan – Livable Communities. The current
plans lack the goals and visions necessary to support the future West Santa Ana Branch
– Gardendale Station. The Rancho Los Amigos South Campus Specific Plan
encourages transit-supportive development site wide, provides opportunities for a
balanced, flexible, and diverse mix of land uses that support transit oriented
development around the new WSAB – Gardendale Transit Station. Implementation of
the Specific Plan would facilitate development of an area which is currently in a
neglected state with deteriorating structures, and unmaintained areas.
B. That the proposed amendment is in general conformance with the General Plan.
Adoption of the Specific Plan requires the land use designation for the existing Specific
Plan area to be changed from R-1 5,000, SP 85-1, and SP 88-1 to Rancho Los Amigos
South Campus Specific Plan, which corresponds to the proposed land use change under
the General Plan Amendment portion of this application. The guiding principles and
policies outlined in the Specific Plan are consistent with, and will further, the goals and
policies of the General Plan by encouraging project designs that reduce traffic, promote
mixed use, further economic development, encourage flexibility and encourage a vibrant
TOD community around the West Santa Ana Branch Gardendale Transit Station.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following Draft Resolution
recommending adoption of the Rancho Los Amigos South Campus Specific Plan, a General
Plan Amendment to change the land use designation from Commercial Manufacturing to Mixed
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Use, amend certain sections of Chapter 1 – Land Use of the General Plan, a Zone Text
Amendment to change the Zoning Designation from R-1 5,000, SP 85-1, and SP 88-1 to
Rancho Los Amigos South Campus Specific Plan, Certification of the Program Environmental
Impact Report for the Rancho Los Amigos South Campus Specific Plan and Rescind Specific
Plans SP85-1 and SP 88-1.
EXHIBITS
A. Draft Resolution – SPA, GPA, ZTA and rescind SP 85-1 and SP 88-1
B. Rancho Los Amigos South Campus Specific Plan
C. Program Environmental Impact Report
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY RECOMMENDING ADOPTION OF THE RANCHO LOS AMIGOS
SOUTH CAMPUS SPECIFIC PLAN, A GENERAL PLAN AMENDMENT TO
CHANGE THE LAND USE DESIGNATION FROM COMMERCIAL
MANUFACTURING TO MIXED USE, AND AMEND CERTAIN SECTIONS OF
CHAPTER 1 – LAND USE OF THE GENERAL PLAN, A ZONE TEXT/MAP
AMENDMENT TO CHANGE THE ZONING DESIGNATION FROM R-1 5,000,
SP 85-1, AND SP 88-1 TO RANCHO LOS AMIGOS SOUTH CAMPUS
SPECIFIC PLAN, AND CERTIFICATION OF THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE RANCHO LOS AMIGOS SOUTH CAMPUS
SPECIFIC PLAN AND RECIND SPECIFIC PLANS SP 85-1 AND SP 88-1.
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. The City of Downey received a grant from the Los Angeles County Metropolitan
Transportation Authority (Metro), Transit Oriented Development (TOD) Planning Grant
Program. The purpose of the grant was to assist in funding of a Specific Plan for the
Rancho Los Amigos South Campus area surrounding the future West Santa Ana Transit
Corridor and Gardendale Transit Station; and,
B. The City of Downey, as the Lead the Agency for the proposed Rancho Los Amigos South
Campus Specific Plan project, caused a Draft Environmental Impact Report (Draft PEIR --
State Clearinghouse Number 2019029057) to be prepared for the project, pursuant to the
California Environmental Quality Act (CEQA); and,
C. The Draft PEIR evaluated the Rancho Los Amigos South Campus Specific Plan’s
potential environmental effects, devised measures to minimize the potentially significant
impacts and considered four (4) alternatives, designated as Alternative A through
Alternative D, to the proposed project: A) No Project/No Construction, B) No
Project/Existing Land Use Designation, C) Adaptive Reuse/Reduced Project Alternative,
and D) Modified Land Uses
D. On November 16, 2017, the City of Downey held a community workshop for the Specific
Plan, whereby community members, business owners, and stakeholders attended the
workshop to receive information on the project area, timeline, possible impacts, and
opportunities for the public to get involved and provide feedback; and,
E. On April 30, 2018, a Land Use workshop was held to provide an introductory
presentation to review the previous efforts to date on the project. Attendees include
representatives from the County of Los Angeles, Metro, and consultants assisting those
agencies with the various planning efforts throughout the south campus area; and,
F. Under Guidelines 15105, the Draft PEIR was circulated to the appropriate state, regional
and county agencies, neighboring cities, interested parties and was made available to the
public for review and comment for a 45-day period: June 8, 2021 to July 22, 2021.
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G. On July 14, 2021, a Presentation was made before the Planning Commission and the
public to highlight the Specific Plan and Program Environmental Impact Report, and to
provide the Planning Commission and the public an opportunity to provide comments.
H. On July 21, 2021, the Planning Commission conducted a public hearing, at which time
evidence was heard on the Specific Plan and Program Environmental Impact Report;
and,
I. The Planning Commission fully reviewed and carefully considered the Draft PEIR,
written and oral comments on the Draft PEIR received thus far during the public review
period; and,
J. The Planning Commission fully reviewed and carefully considered the Draft PEIR, the
comments, and responses to comments regarding the Draft PEIR
K. The comments and responses to comments regarding the Draft PEIR will be included in
the Final EIR for the Rancho Los Amigos South Campus Specific Plan; and,
L. On July 8, 2021, notice of the pending application and public hearing was published in
the Downey Patriot as a 1/8th page ad and mailed to all property owners within 500' of
the subject site; and,
M. The Planning Commission held a duly noticed public hearing on July 21, 2021, and after
fully considering all oral and written testimony and facts and opinions offered at the
aforesaid public hearing adopted this resolution recommending that the City Council
approve the Specific Plan Amendment, General Plan Amendment, Zone Text/Map
Amendment and certify the Draft Program Environmental Impact Report.
SECTION 2. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Specific Plan, the Planning Commission further finds,
determines and declares that:
1. The proposed location of the development and proposed conditions under which it will
be operated or maintained is consistent with the goals and polices embodied in the
General Plan and other applicable plans and policies adopted by the Council. The
project is in conformance with all applicable objectives, policies, and programs specified
in the City’s General Plan. Specifically, the project was prepared to promote transit
supportive uses around the proposed Metro West Santa Ana Branch (WSAB)
Gardendale Transit Station. The Specific Plan promotes economic and transit oriented
development with commercial and residential opportunities. The Livable Communities
section of the General Plan seeks to provide alternatives to the traditional separation of
land uses by advancing the creation of mixed use areas. Livable Communities also
seeks to promote smart growth, which promotes design that reduces dependency and
need for cars by providing convenient access to jobs, services, and homes.
The Specific Plan complies with the following Livable Communities goals, policies and
programs:
• Goal 1.1: Provide sufficient land areas for uses that serve the needs of residents,
visitors and business.
o Policy 1.1.1: Maintain a balance of land uses
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o Policy 1.1.3: Provide an appropriate amount of land area for business and
employment.
• Goal 1.1: Advance livable community concepts.
o Policy 1.2.1: Promote livable communities concepts that allow added
flexibility in addressing land use needs.
• Goal 1.3: Address changes in land use and zoning trends.
o Policy 1.3.1: Minimize or eliminate conflicts where incompatible land uses are
in proximity to each other.
o Policy 1.3.2: Monitor and address changes in land use trends.
• Goal 1.4: Protect and enhance the residential neighborhoods.
o Policy 1.4.1: Promote neighborhood identity.
o Policy 1.4.2: Promote residential construction that complement existing
neighborhoods
o Policy 1.4.3: Promote homeownership
• Goal 2.2: Promote the use of alternative modes of travel, other than single-
occupant vehicles, to relieve traffic congestion.
o Policy 2.2.1: Promote walking as an attractive alternative to vehicular
transportation.
o Policy 2.2.2: Promote bicycling as an attractive alternative to vehicular
transportation.
o Policy 2.2.3: Promote public transit as an attractive alternative to vehicular
transportation.
The Specific Plan is made up of the following four sub-districts; Transit-Oriented
Development (TOD) district, Regional Public Facilities (RPF) district, Community Serving
(CS) district, and Flex Tech/Biomedical (FTBM) district.
The combination of the four sub-districts promotes economic development, with a focus
on a diverse mixture of land uses; and more livable communities with access to regional
transit and alternative transit opportunities. The Specific Plan complies with Goal 1.3,
Policies 1.3.1 and 1.3.2, as it addresses changes in land use and zoning trends,
minimizes conflicts where incompatible land uses are in proximity to each other, and
addresses changes in land use trends.
The Specific Plan promotes economic development with a focus on creating more a
more livable community with access to regional transit and is consistent with the
following General Plan Goal 1.4, Policies 1.4.1, 1.4.2, and 1.4.3 which promote
protecting and enhancing the residential neighborhoods, promote neighborhood identity,
and homeownership.
The Specific Plan includes design guidelines that are intended to guide development
that is high quality, cohesive, and representative of the future vision for the Specific Plan
area, while preserving the existing historic character of the area, which complies with
General Plan Goal 2.2, Policy 2.2.1, 2.2.2, and 2.2.4, which seeks to promote the use of
alternative modes of travel, other than single-occupant vehicles, to relieve traffic
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congestion, promoting walking, bicycling, and public transit as an attractive alternative to
vehicular transportation.
The Specific Plan prioritizes the creation of more livable communities with access to
both regional transit and promotes alternative transit opportunities. Guiding Principal #8
states, “explore multi-modal connections to other parts of the City through the Active
Transportation Plan (ATP), which combines bicycle with pedestrian circulation
infrastructure on a citywide basis to provide an ultimate citywide blueprint for future
active transportation opportunities as alternative travel mode.” The Specific Plan also
states, “create and enhance bicycle and pedestrian connections between key community
amenities and activity centers”, including “improving and enhancing non-vehicular and
vehicular circulation and connections that are pedestrian-friendly in conjunction with
future development.” The Specific Plan complies with Goal 2, Policies 2.1 and 2.2 by
encouraging a variety of housing types to meet the existing and future needs of City
residents, provide adequate sites and zoning to encourage and facilitate a range of
housing to address the regional fair share allocation, and encourage infill development
and recycling of land to provide residential sites.
2. The proposed development is in accordance with the purposes and objectives of this
article and the zone in which the site is located. The proposed Rancho Los Amigos
South Campus Specific Plan is in compliance with the Downey General Plan goals and
policies, as listed above. The Specific Plan creates goals and policies that correspond to
those found in the General Plan, such as promoting livable communities concepts that
allow added flexibility in addressing land use needs, encourage walking, bicycling, and
public transit as alternative means of transportation. The Specific Plan also encourages
the development of multi-family housing to address the regional fair share allocation.
Adoption of the Specific Plan would include rescinding the existing zoning and specific
plans, thus bringing the Specific Plan area into conformance with both the General Plan
and the Downey Municipal Code.
3. The development will not be detrimental to the public health, safety, or welfare of
persons residing or working in or adjacent to such a development, nor detrimental to
properties or improvements in the vicinity or the general welfare of the City. A primary
goal of the Specific Plan is to reduce traffic congestion by encouraging transit oriented
development around the new WSAB Gardendale Station. Another primary goal of the
Specific Plan is to create stronger connections with local neighborhoods and improve
mobility and access with surrounding uses, as well as reduce the traffic associated with
single-occupant vehicles. The Specific Plan includes design guidelines, such as
setbacks and stepbacks, architectural articulation and modulation, that help reduce the
visual impacts of future development within the Specific Plan on adjacent and nearby
residential developments.
The Program Environmental Impact Report (PEIR) prepared for this specific plan has
identified mitigation measures that reduce the impacts on surrounding properties
associated with future development of the Specific Plan, and would reduce potential
impacts to less than significant.
4. The Specific Plan and resulting development will be consistent with the provisions of
Article 8 of Chapter 3 of the California Government Code, commencing with Section
65450 as may be subsequently amended by the State. Article 8 of Chapter 3 of the
California Government Code sets forth specific requirements and standards for the
content and adoption of Specific Plans. This includes that the Specific Plan is consistent
PC Agenda Page 38
with the City’s General Plan. The General Plan will be amended to designate Specific
Plan area to Mixed Use, which includes Livable Communities and promotes alternatives
to traditional separation of land uses by advancing mixed use areas, smart growth, and
reduces dependency and need for cars by providing convenient access to jobs, services
and homes. The Specific Plan includes Guiding Principles that comply with the General
Plan Livable Communities goals, policies and programs by, which include:
• Guiding Principle #1 – Enhanced streetscape, landscape, and public amenities
through the Rancho Los Amigos South Campus Specific Plan area.
• Guiding Principle #2 – Balanced, flexible, and diverse land uses that support
economic development and additional housing opportunities.
• Guiding Principle #3 – Improved visual and functional connections and linkages
between commercial/retail areas, residential neighborhoods, transportation
nodes, and civic/institutional uses within and around the Specific Plan area.
• Guiding Principle #4 – Improved pedestrian and bicycle accessibility and
vehicular circulation to minimize potential conflicts between different
transportation users throughout the Specific Plan area.
• Guiding Principle #5 – Preserved and enhanced existing historic and cultural
resources, including historic buildings and neighborhoods, to promote their roles
as important community attractions and gathering places.
• Guiding Principle #6 – Encourage future development with a distinct character
and identity for the Specific Plan area.
• Guiding Principle #7 – Encourage transit-supportive development throughout the
Specific Plan area, and provide a balanced mix of land uses adjacent to
transportation centers and mobility corridors.
• Guiding Principle #8 – Explore multi-modal connections to other parts of the City
through the proposed Active Transportation Plan (ATP), which combines bicycle
with pedestrian circulation infrastructure on a citywide basis to provide an
ultimate citywide blueprint for future active transportation opportunities as an
alternative travel mode.
Development and design standards have been incorporated into the Specific Plan that
comply with these guiding principles, and all future development will be required to
comply with the standards included in the proposed Specific Plan.
SECTION 3. Pursuant to Municipal Code Section 9834.08, the Planning Commission
hereby recommends that the City Council adopt the following four (4) findings to approve the
General Plan Amendment:
1. The proposed General Plan Amendment is consistent with all other goals, policies,
programs, and land uses of applicable elements of the General Plan. The Livable
Communities section of the General Plan seeks to provide alternatives to the traditional
separation of land uses by advancing the creation of mixed use areas. The Livable
Communities sections also seeks to promote smart growth, which promotes design that
PC Agenda Page 39
reduces dependency and need for cars by providing convenient access to jobs, services,
and homes. The proposed map and text amendments will change the land use
designation from Commercial Manufacturing to Mixed Use in order to support this
General Plan goal and policy. The Specific Plan includes Guiding Principles that
promote the Livable Communities goals and policies, which include:
• Guiding Principle #1 – Enhanced streetscape, landscape, and public amenities
through the Rancho Los Amigos South Campus Specific Plan area.
• Guiding Principle #2 – Balanced, flexible, and diverse land uses that support
economic development and additional housing opportunities.
• Guiding Principle #3 – Improved visual and functional connections and linkages
between commercial/retail areas, residential neighborhoods, transportation
nodes, and civic/institutional uses within and around the Specific Plan area.
• Guiding Principle #4 – Improved pedestrian and bicycle accessibility and
vehicular circulation to minimize potential conflicts between different
transportation users throughout the Specific Plan area.
• Guiding Principle #5 – Preserved and enhanced existing historic and cultural
resources, including historic buildings and neighborhoods, to promote their roles
as important community attractions and gathering places.
• Guiding Principle #6 – Encourage future development with a distinct character
and identity for the Specific Plan area.
• Guiding Principle #7 – Encourage transit-supportive development throughout the
Specific Plan area, and provide a balanced mix of land uses adjacent to
transportation centers and mobility corridors.
• Guiding Principle #8 – Explore multi-modal connections to other parts of the City
through the proposed Active Transportation Plan (ATP), which combines bicycle
with pedestrian circulation infrastructure on a citywide basis to provide an
ultimate citywide blueprint for future active transportation opportunities as an
alternative travel mode.
These guiding principles led to the development of the Specific Plan and comply with the
goals and policies outlined in the Livable Communities section of Chapter 1 – Land Use,
of the Downey General Plan.
2. The proposed General Plan Amendment will not adversely affect surrounding properties
or the surrounding environment. The proposed General Plan Amendment, which
changes the land use designation from Commercial Manufacturing to Mixed Use, will
allow for the orderly development of the Specific Plan area, while creating the
opportunity for a balance mix of land uses adjacent to transportation centers and mobility
corridors. The Specific Plan area has remained vacant and includes a number of
dilapidated buildings. The proposed General Plan Amendment will allow the adoption of
the Specific Plan, which will replace the current outdated specific plans, with one that will
promote development of the area. Additionally, one of the primary goals of the Specific
Plan is to create stronger connections with local neighborhoods and improve mobility
and access with surrounding uses and prioritizing the creation of more livable
communities with access to regional transit.XXX
PC Agenda Page 40
3. The proposed General Plan Amendment promotes the public health, safety, and general
welfare and serves the goals and purposes of this article. Implementation of the of the
new land use designation will promote transit oriented development in the Specific Plan
area which is currently in a neglected state with deteriorating structures and
unmaintained areas. The primary objectives of the Specific Plan include:
• Creating a mixed-use, compact, and multi-modal environment;
• Promoting sustainable principles in design and development;
• Establishing a complementary mix of cultural uses, public spaces, and outdoor
activities;
• Creating a stronger connection with local neighborhoods and connectivity with
mobility options;
• Promote a family-oriented, culturally enriched, healthy lifestyle;
• Enhance economic development success in the area; and
• Supporting a flexible variety of land uses that further regional transportation and
transit planning objectives.
The General Plan Amendment would allow for the orderly development of the specific
plan area as a transit oriented village around the new WSAB Gardendale Metro station.
The transit oriented village will provide goods and services to those future residents and
workers in the Specific Plan area and those in the surrounding neighborhoods
4. The proposed General Plan Amendment will not conflict with provisions of this article,
including the City’s subdivision ordinance. The land use designation of Mixed Use will
allow the orderly development of the specific plan area. The Livable Communities
section of the General Plan encourages the concepts found in the Guiding Principles of
the proposed Specific Plan, and will thus not be in conflict with General Plan. The
Specific Plan provides the blueprint for development of the specific plan area.
SECTION 4. Pursuant to Municipal Code Section 9832.06, the Planning Commission
hereby recommends that the City Council adopt the following two (2) findings to approve the
Zone Text/Map Amendment:
1. The requested amendment is necessary and desirable for the development of the
community and is in the interests or furtherance of the public health, safety, and general
welfare. The current specific plans which govern the specific plan are outdated and do
not further the goals and policies of the Downey General Plan – Livable Communities.
The current plans lack the goals and visions necessary to support the future West Santa
Ana Branch – Gardendale Station. The Rancho Los Amigos South Campus Specific
Plan encourages transit-supportive development site wide, provides opportunities for a
balanced, flexible, and diverse mix of land uses that support transit oriented
development around the new WSAB – Gardendale Transit Station. Implementation of
the Specific Plan would facilitate development of an area which is currently in a
neglected state with deteriorating structures, and unmaintained areas.
2. The proposed amendment is in general conformance with the General Plan. Adoption of
the Specific Plan requires the land use designation for the existing Specific Plan area to
be changed from R-1 5,000, SP 85-1, and SP 88-1 to Rancho Los Amigos South
Campus Specific Plan, which corresponds to the proposed land use change under the
General Plan Amendment portion of this application. The guiding principles and policies
outlined in the Specific Plan are consistent with, and will further, the goals and policies of
PC Agenda Page 41
the General Plan by encouraging project designs that reduce traffic, promote mixed use,
further economic development, encourage flexibility and encourage a vibrant TOD
community around the West Santa Ana Branch Gardendale Transit Station.
SECTION 5. The Planning Commission of the City of Downey hereby recommends that
the City Council certify the Final Program Environmental Impact Report based on the Planning
Commission’s review of the Specific Plan and Draft Program Environmental Impact Report.
SECTION 6. Based upon the findings set forth in Sections 1 through 4 of this resolution,
the Planning Commission recommends that the City Council of the City of Downey adopt the
Specific Plan, General Plan Amendment, Zone Map Amendment (PLN-21-00063), as proposed
in Exhibits A and B of this Resolution.
SECTION 9. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 21st day of July, 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 21st day of July,
2021, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
_______________________
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 42
EXHIBIT A
GENERAL PLAN AMENDMENTS
General Plan Map (Existing)
General Plan Map (Proposed)
PC Agenda Page 43
EXHIBIT A – CONTINUED
Page 1-3 – Figure 1-.1, Land Use Diagram (Existing)
Page 1-3 – Figure 1-1.1, Land Use Diagram (Proposed)
PC Agenda Page 44
EXHIBIT A – CONTINUED
Page 1-8 – Figure 1-1.5, Land Use Diagram Page 1-9 – Figure 1-1.5, Land Use Diagram
Southwest (Existing) Southeast (Existing)
Page 1-8 – Figure 1-1.5 Land Use Diagram Page 1-9 – Figure 1-1.6 Land Use Diagram
Atlas – Southwest (Proposed) Atlas – Southeast (Proposed)
PC Agenda Page 45
EXHIBIT A – CONTINUED
General Plan Land Use Distribution General Plan Land Use Distribution
(Existing) (Proposed)
Map of Mixed Use Areas (Existing) Map of Mixed Use Areas (Proposed)
PC Agenda Page 46
EXHIBIT A – CONTINUED
Chapter 1 – Livable Communities
The following section will also be added to include the following description of the
Rancho Los Amigos South Campus Specific Plan:
Rancho Los Amigos South Campus Specific Plan
The Rancho Los Amigos South Campus Specific Plan (RLASCSP) was prepared
to promote future development of the southern portion of the Rancho Los Amigos
Campus, which has sat mostly vacant since the consolidation of the Rancho Los
Amigos National Rehabilitation Center in the 1980s. This Specific Plan is unique
in that it is a City initiated Specific Plan located completely on land that is owned
by the County of Los Angeles.
The approximately 172-acre Specific Plan area is located at the southwest corner
of the City of Downey (City) in the southern portion of Los Angeles County
(County). The City of Downey is a fully urbanized and developed city with a mix
of residential densities and range of commercial and light industrial land uses.
The Specific Plan area currently includes a mix of newer and aging industrial and
institutional structures traversed by a defined roadway network in an urban
setting. Active commercial manufacturing uses occupy the northern portion of the
Specific Plan area, while the southern portion, the Focus Area, is in a generally
neglected state with deteriorating structures and unmaintained parcels. The
Focus Area comprises 62.5 acres (37%) of the 172-acre Specific Plan area.
The Project Site is planned and programmed for a mix of transit-oriented
residential, retail, and office uses, and more specifically, would allow a maximum
development of 700 dwelling units (DUs) and approximately 1,130,000 square
feet (SF) of new, non-residential (commercial, retail, office, public facilities, etc.)
land uses.
The overall RLASCSP area has four geographical districts: Flex Tech/Bio
Medical (FTBM), Regional Public Facilities (RPF), Transit-Oriented Development
(TOD), and Community Serving (CS).
This Specific Plan envisions a composition of uses that complement the medical
facilities in the North Campus, while allowing for the expansion of Los Angeles
County regional facilities. The plan also lays out how to best develop transit-
supportive uses around the proposed Metro West Santa Ana Branch (WSAB)
Gardendale Transit Station, to be located along the southern border of the
planning area.
PC Agenda Page 47
EXHIBIT B
ZONE CODE AMENDMENT
Zoning Map (Existing)
Zoning Map (Proposed)
PC Agenda Page 48
DRAFT JUNE 2021
Rancho Los Amigos South Campus
Specific Plan
PC Agenda Page 49
Chapter 1.0 Executive Summary
PC Agenda Page 50
Rancho Los Amigos South Campus Specific Plan Chapter 1.0 Executive Summary
DRAFT JUNE 2021 1-2
Chapter 1.0 Executive Summary
1.1 Introduction
The Rancho Los Amigos South Campus Specific Plan (RLASCSP) was prepared to promote
future development of the southern portion of the Rancho Los Amigos Campus, which has sat
mostly vacant since the consolidation of the Rancho Los Amigos National Rehabilitation Center
in the 1980s. This Specific Plan is unique in that it is a City initiated Specific Plan located
completely on land that is owned by the County of Los Angeles. Multiple concurrent development
projects and studies were in process during the creation of this plan and were considered when
developing this Specific Plan.
This Specific Plan envisions a composition of uses that complement the medical facilities in the
North Campus, while allowing for the expansion of Los Angeles County regional facilities. The
plan also lays out how to best develop transit-supportive uses around the proposed Metro West
Santa Ana Branch (WSAB) Gardendale Transit Station, to be located along the southern border
of the planning area. Additional complementary uses, such as neighborhood commercial and
open space nodes and linkages were considered.
In accordance with the goals of the City of Downey’s General Plan, the RLASCSP promotes
economic development with a focus on a diverse mixture of job-generating land uses. The plan
also prioritizes creating more livable communities with access to both regional transit and
promotes alternative transit opportunities.
1.1 Specific Plan Vision Statement
The revitalization of the southern portion of the Rancho Los Amigos Campus with the expansion
of Los Angeles County regional facilities, along with uses that promote economic development
with a diverse mixture of job-generating land uses complemented by the creation of livable
communities around the West Santa Ana Branch (WSAB) Gardendale Transit Station.
1.2 Specific Plan Preparation
In February 2015, the City of Downey received a grant from the Los Angeles County Metropolitan
Transportation Authority (Metro), Transit Oriented Development (TOD) Planning Grant Program.
The purpose of the grant was to assist in funding of a Specific Plan for the Rancho Los Amigos
South Campus area surrounding the future Eco-Rapid Transit Line/West Santa Ana Transit
Corridor transit station. Exhibit 1.1: Specific Plan Area Boundary shows the defined project
boundaries for the Specific Plan.
PC Agenda Page 51
Rancho Los Amigos South Campus Specific Plan Chapter 1.0 Executive Summary
DRAFT JUNE 2021 1-3
Exhibit 1.1: Specific Plan Area Boundary
In the development of this Specific Plan, the City of Downey worked closely with the County of
Los Angeles, Metro, community members, and other stakeholders to ensure that all groups had
input regarding the vision and future goals for the area. The land within the Specific Plan Area is
owned by the County of Los Angeles and includes existing County facilities, with additional
development plans in the works for future County facilities as well.
The City also held multiple Community Workshops throughout the preparation of the RLASCSP.
These workshops allowed community members, residents, business owners, and other
stakeholders the opportunity to learn about the planning process and provide valuable feedback
on potential uses and the overall vision of the Specific Plan Area. Community Workshops were
held intermittently throughout the process to provide multiple opportunities to give input and
review draft components of the plan at various stages of completion.
PC Agenda Page 52
Rancho Los Amigos South Campus Specific Plan Chapter 1.0 Executive Summary
DRAFT JUNE 2021 1-4
1.3 Goals of the Specific Plan
The following goals for the RLASCSP were developed through extensive community input and
focused discussions with all stakeholders and reflect the intentions of the City of Downey’s
General Plan.
• Create a mixed -use, compact, and multi-modal environment
• Promote sustainable principles in design and development
• Enhance the pedestrian scale and function of the built environment
• Establish a complementary mix of cultural uses, public spaces, and outdoor activities
• Create stronger connections with local neighborhoods and connectivity with mobility
options
• Promote a family -oriented, culturally-enriched, healthy lifestyle
• Celebrate and reinforce Downey’s and the Rancho Los Amigos South Campus’ character
and history
• Enhance economic development successes in the area
• Support a flexible variety of land uses that further regional transportation and transit
planning objectives
The County of Los Angeles holds sole ownership of all properties within the Specific Plan
area. The County of Los Angeles is a public agency with public service obligations. It is the
intent of this document to be consistent with the County’s goals for the area. The following
County of Los Angeles policy documents provided policy guidance, including:
• Los Angeles County General Plan 2035,
• Our County (Regional Sustainability Plan),
• Los Angeles County Comprehensive Economic Development Strategy 2025.
These following additional goals and guiding principles have been included in support of the
Specific Plan:
• Encourage transit-supportive development site wide, and providing a balance of mix uses
around transportation centers and transportation corridors providing a balanced mix of
uses.
• Balanced, flexible, and diverse land uses that support economic development and
additional housing opportunities.
• Establish land use regulations that support increased pedestrian and bicycle activity and
transit usage.
• Support improvements to public transportation infrastructure, including bus transit and
potential rail facilities.
PC Agenda Page 53
Rancho Los Amigos South Campus Specific Plan Chapter 1.0 Executive Summary
DRAFT JUNE 2021 1-5
1.4 How to Use this Document
The intent of this Specific Plan is to establish the vision, development framework, and policies for
the Rancho Los Amigos South Campus area. The plan consists of tailored development
standards, design guidelines and land use regulations that guide implementation of the goals of
the Specific Plan. The goals established in this document are consistent with those in the City of
Downey’s General Plan and work to strengthen the planning area and City of Downey as a whole.
The RLASCSP proposes four land use sub-districts that allow for a variety of different uses in
accordance with the goals and overall vision for that sub-district. The uses are consistent with
the land use regulations in Article IX of the Downey Municipal Code. Any issues not covered in
this Specific Plan are subject to the applicable standards set forth in the Downey Municipal Code.
PC Agenda Page 54
Chapter 2.0
Project Area Environs
PC Agenda Page 55
Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-2
Chapter 2.0 Project Area Environs
2.1 Regional Context
The Rancho Los Amigos South Campus Specific Plan (RLASCSP) area is located at the
southwest corner of the City of Downey in the southern portion of Los Angeles County. The
project area is approximately nine miles southeast of Downtown Los Angeles and twelve miles
north of the Port of Long Beach. Physically, Downey is directly adjacent to multiple cities,
including:
• Commerce, Montebello, and Pico Rivera to the north;
• Santa Fe Springs and Norwalk to the east;
• Bellflower and Paramount to the south;
• and South Gate and Bell Gardens to the west.
The project area itself shares a border on the south and west sides with the City of South Gate,
as shown in Exhibit 2.1: Project Area Environs Map. Downey’s close proximity to both the City
of Los Angeles and nearby Orange County uniquely positions it between two major job markets.
In addition to the existing I-5, I-605, I-105, and I-710 freeways, future rail opportunities will further
open up Downey residents’ access to opportunities throughout the region.
2.2 Historical Context
The Rancho Los Amigos South Campus has a long history of agricultural, medical-related, and
social support uses. In 1888, the Los Angeles County Poor Farm opened on site in response to
requirements from the State of California that County’s deal locally with the issue of how to best
care for their sick and poor. The area was primarily agricultural in nature and consisted of facilities
that provided work, housing, and medical care for those that were poor or needy. Additional
structures, staff, and inmates were added as new Superintendents continued to cycle in and out
of leadership of the County Poor Farm until the early 20th century. Throughout the first half of the
20th century, the Poor Farm continued to grow in population and was widely recognized as a
highly successful agricultural practice within the region.1
An emphasis on regional-serving medical facilities became the primary use of the property
through the development of Rancho Los Amigos and the Establishment of the Long-Term Care
Facility in 1933.2 In June 1915, William Ruddy Harriman was appointed as the Superintendent in
charge of overseeing facilities and daily management of the County Poor Farm and remained in
that position until 1952. Harriman is credited with drastically improving the property, including the
installation of an irrigation system, upgraded utilities, newly constructed buildings, and developing
the farm from agricultural uses to a park-like setting. Harriman is also responsible for the name
change from the “County Poor Farm” to “Rancho Los Amigos” in 1932, which served as a public
acknowledgement of the change in direction and uses of the property. By the late 1930s,
chronically ill children were the primary occupants of the hospital and agricultural uses declined
due to the inability to use patients for labor purposes. Post-World War II, the patient population
1 Historic American Building Survey (HABS No. CA-2800), National Park Service, U.S. Department of the Interior. (December
2008) Historic American Building Survey. Retrieved from
lcweb2.loc.gov/master/pnp/habshaer/ca/ca3500/ca3509/data/ca3509data.pdf.
2 ESA. (June 2018) Rancho Los Amigos South Campus, Count of Los Angeles, City of Downey, California Historic
District Evaluation Report. Retrieved from Los Angeles County Public Works PC Agenda Page 56
Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-3
at Ranch Los Amigos had swelled to over 5,500, up from 600 patients when Harriman first took
the Supervisor position.
Consolidation of many of the administrative and primary hospital uses in the 1950s to the present-
day Rancho Los Amigos National Rehabilitation Center north of Imperial Highway signaled the
phasing out of many of the facilities in the southern portion of the campus.3 To this day, many of
the structures on the south campus remain vacant and dilapidated.
Exhibit 2.1: Project Area Environs Map.
3 Historic American Building Survey (HABS No. CA-2800), National Park Service, U.S. Department of the Interior. (December
2008) Historic American Building Survey. Retrieved from
lcweb2.loc.gov/master/pnp/habshaer/ca/ca3500/ca3509/data/ca3509data.pdf. PC Agenda Page 57
Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-4
Exhibit 2.2: Existing Historic Structures shows the historic structures or groupings of structures
located within the planning area.
Exhibit 2 .2: Existing Historic Structures
PC Agenda Page 58
Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-5
Existing Historic Structures
Table 2.1: Existing Historic Structures
LA CO
Building
Number(s)
*
Building Name Building
Type
Year
Constructe
d
Contributing/No
-contributing to
Historic District
Individuall
y Eligible
1137 Dairyman’s House Admin Staff
Building
1907 Contributor No
Poor Farm Garage
1335 Brooder House/Vivarium Agricultural
Occupational Therapy
1929 Contributor No
1189-1197 Patient Ward Buildings Patient
Wards
1923-1928 Contributor No
1300 Power Plant Complete Utilities 1925 Contributor Yes
1295 Kitchen and Employee Dining Room Dining/Social Facilities 1927 Contributor No
1101 Harriman/Superintendent’
s House
Admin/Staff
Buildings
1915 Non-
Contributor
(Lack of Integrity)
No
1100 Administration/Safety
Police Building
Admin Staff
Building
1926 Contributor
Yes
1264 Bonita Hall Dining/Social Facilities 1932 Contributor No
1261 Auditorium Dining/Socia
l Facilities
1927 Contributor No
1238 Casa Consuelo Patient Ward 1930 Contributor Yes
1202 Women’s Psychiatric
Ward
Patient Ward 1924 Contributor No
1312 Aviary Dining/Social Facilities 1888 Contributor No
1184-1188 General Wards 30-70 Patient Ward 1913-1928 Contributor No
*Per Rancho Los Amigos South Campus Project Draft Environmental Impact Report, State Clearinghouse
No. 2017081017
PC Agenda Page 59
Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-6
As a result of the future development of the Rancho Los Amigos South Campus Specific Plan, the
County approved the demolition of all but five of the existing South Campus buildings, in
connection with the County’s Rancho Los Amigos South Campus Project. According to the
County’s Draft Environmental Impact Report, five building were identified individually eligible under
National Register Criteria C and Los Angeles County Landmark Criteria 3 due to their architectural
merit. Those five buildings are as follows:
The Administration Building (LACO No. 1100)
Casa Consuelo (LACO No. 1238)
Power Plant (LACO No. 1300
Water Tower (LACO No. 1301
Shop, Laundry, and Ice Plant (LACO No. 1302)
2.3 Project Area Description
2.3.1 Project Area Boundary and Description
The RLASCSP area is located amongst a mixture of single- and multi-family residential
neighborhoods, light industrial facilities, and medical related uses. The planning area is bounded:
• to the south by Gardendale Street;
• to the west by industrial facilities, single- and multi-family neighborhoods within the City of
South Gate;
• to the north by E Imperial Highway (State Route 90) and the Rancho Los Amigos National
Rehabilitation Center; and
• to the east by an existing single-family residential neighborhood and St. Pius X – St.
Matthias Academy.
The southwest corner of the planning area is physically separated by the Union Pacific Railroad
alignment, limiting access to the rest of the South Campus. Neighborhood commercial uses are
also found along E. Imperial Highway to the north. Exhibit 2.3: Specific Plan Area Boundary
shows the defined project boundaries for the Specific Plan.
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Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-7
Exhibit 2.3: Specific Plan Area Boundary
2.3.2 Existing Land Use and Zoning
The RLASCSP area has a General Plan land use designation of Commercial Manufacturing (CM).
The following definition from the Land Use Element of the Downey General Plan provides for the
intended use of areas designated Commercial Manufacturing.
“The Commercial Manufacturing designation is intended to provide greater flexibility for providing land uses
that generate employment such as shopping centers, major offices, and light industrial. The corresponding
zone for this designation is C-M, Commercial Manufacturing. The intensity of the Commercial
Manufacturing designation should fall within a range of floor area ratio between 0.5:1 and 0.6:1.”
There are three zoning classifications within the planning area, with the majority of the Rancho
Los Amigos South Campus designated as Specific Plan. Exhibit 2.4.: Existing Zoning shows
the locations and size of the three different zones. The following description for the R-1 5,000
zone is found in Article IX, Chapter 3 of the Downey Municipal Code.
• R-1 5,000: The R-1 Zone is intended to provide for the development of single-family
residential areas and to designate appropriately located areas for family living at
designated population densities. The provisions of this zone are intended to ensure that
the residential character of such areas will be stabilized and maintained. They are further
intended to provide a basis for the planning of related amenities, such as parks, schools,
PC Agenda Page 61
Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-8
public utilities, streets and highways, and other community facilities. “R-1 5000” is a sub-
zone within the R-1 designation that requires a minimum lot size of 5,000 square feet.4
• Specific Plan (SP) 88-1 (Rancho Business Center) encompasses approximately 121
acres of the RLASCSP and replaced much of the existing R-1 5,000 zoning. The intent
of the 88-1 SP is to provide a comprehensive framework that promotes the development
of a master planned, light industrial business park. The goals of that plan also call for
cohesive integration with the surrounding neighborhoods and the addition of adequate
inf rastructure facilities to the property. Full text for SP 88-1 can be found on the City of
Downey’s Website under Special Zoning.
• Specific Plan (SP) 85-1 (Rancho Los Amigos) was completed in September 1985 and
encompasses approximately 14 acres at the northwest corner of the RLASCSP area. This
Specific Plan was created to serve as the first step for future development of light
manufacturing within the entire Rancho Los Amigos area. The plan was developed in part
due a lack of uses provided in the 1985 M-1, Light Manufacturing zone that were deemed
to not meet the requirements of the anticipated modern business park. Full text for SP
85-1 can be found on the City of Downey’s Website under Special Zoning.
Exhibit 2.4: Existing Zoning
4 Downey Municipal Code, Article IX, Section 3, Section 9312.02. Retrieved from
http://qcode.us/codes/downey/?topic=ix&frames=on PC Agenda Page 62
Rancho Los Amigos South Campus Specific Plan Chapter 2.0 Project Area Environs
DRAFT JUNE 20201 2-9
2.3.3 Existing Circulation, Infrastructure, and Utilities
Roadways
The Specific Plan area is served by a number of roadways that provide access to and from the
planning area. The Circulation Element of the Downey General Plan identifies different roadway
classifications for the streets within the city, each with varying sizes, composition, and purposes.
Table 2.1: Planning Area Roadway Classifications provides a summary of each roadway
classification as well as prominent streets within or adjacent to the project area that fall into each
classification. Descriptions provided in Table 2.1 are summaries of adopted policy for General
Plan Roadway Classifications, as described in the Downey General Plan.
Table 2.1: Planning Area Roadway Classifications
Roadway
Classification
Description Streets within
Planning Area
Major Arterial Major arterials are designed to provide access to
the freeway system and can serve as through
routes for crossing the city. Access to adjacent properties is limited to reduce congestion or
accidents. Most major arterials are three lanes in each direction with a median.
• Imperial Highway
(State Route 90)
• Paramount Boulevard
Primary Arterial Primary arterials are designed to provide access
to major arterials, with limited access to adjacent
properties to reduce congestion or accidents. Most primary arterials are two lanes in each
direction with a median and often have space for parallel parking on both sides of the street.
• Garfield Avenue
Secondary Arterial Secondary arterials are designed to provide
access through parts of the City, but generally
do not have the same capacity as major and primary arterials. Most secondary arterials are two lanes in each direction and often have space
for parallel parking on both sides of the street.
• Gardendale Street
• Old River School
Road
Collector Collector streets are designed to provide access
to arterial roads and the regional roadway
network from local streets. Most collector streets are a single lane in each direction and often have space for parallel parking on both sides of
the street.
• Rives Avenue
Local Local streets are designed to provide access to
properties that front upon the street and to the adjacent neighborhood. These streets are
designed with narrow widths and are intended to slow traffic speeds. Most local streets are a
single lane in each direction and often have
space for parallel parking on both sides of the street.
• Laurel Street
• Flores Street
• Aliso Street
• Erickson Avenue
• Hidalgo Street
• Golondrinas Street
• Dahlia Avenue
• Consuelo Street
• Rives Avenue
Source: Chapter 2, Circulation Element, Downey Vision 2025 General Plan
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Exhibit 2.5: Existing Roadways shows the existing roadway structure in and around the
planning area. The exhibit also shows the classification for each of the major roadways that
provide access to the site and the local internal roadway public street network. Some local roads
within the planning area have been temporarily closed on-site to discourage accessibility and use
of vacant structures.
Primary access to the site is off Imperial Highway (State Route 90) to the north and Gardendale
Street to the south. Garfield Avenue is a primary arterial that crosses through the site to the west,
but provides limited access due to the physical barrier created by the railway corridor.
Surrounding residential neighborhoods with local streets that end in cul-de-sacs limit the ability
for uses to access the site from the east and west. Access to the site is provided by Laurel Avenue,
Erickson Avenue, Dahlia Avenue and Consuelo Street. Erickson Avenue is the primary local
arterial within the planning area and bisects the planning area from Gardendale Street to Imperial
Highway.
Exhibit 2.5: Existing Roadways
Public Transit
Metro bus lines are currently the only form of public transit in and around the planning area. Three
Metro bus lines (117, 120, and 258) run through or adjacent to the Specific Plan area, with two of
those lines (117 and 120) making stops at the Rancho Los Amigos Medical Center from Monday
to Friday, 7:30am to 6:30pm. The Rancho Los Amigos Medical Center is located directly north of
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the Specific Plan area across Imperial Highway. Metro bus lines run through or adjacent to the
Specific Plan area along the following streets:
• Metro Line 117 runs east/west along Imperial Highway;
• Metro Line 120 runs east/west along Imperial Highway and north up Rives Avenue to
Leeds Street; and
• Metro Line 258 runs north/south along Garfield Avenue.
The Specific Plan area is also located along the proposed West Santa Ana Branch (WSAB)
Transit Corridor, which is a new 20-mile light rail transit line connecting downtown Los Angeles to
southeast Los Angeles County. The proposed line would connect a number of cities and
communities throughout Los Angeles County. Additionally, the project proposes a Gardendale
Station stop to be located along the southern boundary of the Specific Plan area where the rail
line meets Gardendale Street.
Exhibit 2.6: Existing and Future Public Transit, illustrates the existing Metro bus lines and stop
locations, along with the proposed West Santa Ana Branch Transit Corridor and proposed
Gardendale Metro Station.
Exhibit 2.6: Existing and Future Public Transit
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Bicycle Facilities
Bicycle facilities are locat ed along Gardendale Avenue, along the southern boundary of the
Specific Plan area. In July, 2015, the City of Downey adopted their Bicycle Master Plan which
identified the following Planned Bicycle Facilities in and around the Specific Plan area:
• Bike Lane with Road Diet (Class II) on Old River School Road north of Imperial Highway;
• Bike Lane with Road Diet (Class II) on Gardendale Street between Hollydale Regional
Park and Paramount Boulevard;
• Bike Route (Class III) on Quill Drive between Los Padrinos Drive and Paramount
Boulevard;
• Bike Route (Class III) on Rives Avenue north of Imperial Highway;
• Phase II Bicycle Improvements on Old River School Road between Gardendale Street
and Imperial Highway (Connects two Class II bike lanes to the future Eco Rapid Station);
and
• Phase II Bicycle Improvements on Rives Avenue between Gardendale Street and Imperial
Highway (Connects two Class II bike lanes to the future Eco Rapid Station).
Exhibit 2.7: Existing Bicycle Facilities identifies the Planned Bicycle Facilities associated with
the RLASCSP area.
Exhibit 2.7: Existing Bicycle Facilities
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2.3.4 Concurrent Studies and Development
Rancho Los Amigos South Campus is the subject property of a number of current studies and
future development plans. The following are known efforts in various stages of planning or
construction as of the creation of this Specific Plan:
• County of Los Angeles Development Plans. All land within the RLASCSP area is
owned by the County of Los Angeles. Much of the planning area is currently in use for
various L.A. County facilities, including the Library Administrative Office, the Public Health
Laboratory, an L.A. County Public Works facility and maintenance yard, and other L.A.
County offices. Future development plans for the area include development of an
ISD/Probation Headquarters and other County Administrative Offices near the center of
Specific Plan area.
• Metro West Santa Ana Branch (WSAB). Metro is in the process of developing a new
light rail transit line that will potentially connect southeast L.A. County with downtown Los
Angeles. One of the potential transit stop locations along the alignment is the proposed
Gardendale Transit Station to be located along the southern border of the planning area,
just north of where the existing rail line meets Gardendale Street. This line would open
up the planning area and surrounding areas to multiple opportunities in downtown Los
Angeles, including employment, leisure, and travel. It is anticipated that transit -oriented
development (TOD) compatible uses, such as high density residential, neighborhood
commercial, open space, and job-creating uses will potentially develop around the transit
station to take advantage of the increased transit opportunities.
• Sports Fields. Los Angeles County and the City of Downey have approved funds for the
development of several local multi-use sports fields on the southeast portion of the project
area. These fields will be used by local youth recreational leagues as well as the
community and is anticipated to be a valuable open space asset to the area.
This Specific Plan was developed in coordination with these studies and development projects
and through coordination with other organizations and stakeholder groups.
2.3.5 Specific Plan Area Opportunities and Constraints
The site is uniquely situated in the vicinity of future planned transit services and within close
proximity of several major freeways, making it very accessible. In-progress and future
development opportunities on-site and to the north at the Rancho Los Amigos National
Rehabilitation Center have the potential to drastically change not just the South Campus, but the
surrounding areas as well. In the early planning stages for this Specific Plan, on-site (located
within the planning area) and environs (located adjacent to the planning area) opportunities were
identified and researched to determine their impact on future land uses, circulation, and
development of the area. Those opportunities are organized into the following categories:
• On-Site Opportunities
o Multi-agency collaboration with the County of Los Angeles and Metro;
o Historic architecture/landscape elements;
o Transit supportive development for commercial and high-density residential;
o Consolidated land ownership; and
o Nearly the entire Specific Plan Area is located within ½ mile of the proposed Metro
Station
• Environs Opportunities
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o Redevelopment opportunities for aging industrial area west of Garfield Ave and
Garfield Place
o Open Space Linkages (Hollydale Park/L.A. River/Apollo Park)
o Redevelopment of industrial properties along the proposed WSAB Transit Corridor
o Rancho Los Amigos North Campus Renovations:
Harriman Building Renovation;
Rancho Los Amigos Interim Housing Facility;
RLASC Sports Center;
RLANRC Recuperative Care Center; and
RLANRC Residential Treatment Program
Additionally, constraints and other potentially limiting factors were analyzed regarding their ability
to inhibit growth or certain types of development within the planning area. Those opportunities
are organized into the following categories:
• On-Site Constraints
o Coordination with County of Los Angeles and Metro on existing/future projects;
o Existing physical barriers to ingress/egress;
o Existing long-term lease structures;
o Triangle section of the project area west of Garfield Avenue is irregularly shaped,
restricting the development potential of the site; and
o Development potential and commercial marketability because the site is County
owned.
• Environs Constraints
o Lack of existing public transit options;
o Minimal road access to site from south and west of Specific Plan Area; and
o Located in close proximity to sensitive residential uses in the cities of South Gate
and Downey.
As shown, some of the opportunities identified were also potential constraints to the development
of the planning area. These opportunities and constraints are explained in full detail within the
Appendices of this Specific Plan.
2.4 Economic and Market Analysis
2.4.1 Employment
The Market Analysis (see Appendix A: Demographic and Market Analysis) observed the
following regarding demographics within Downey:
• Downey has a relatively young, majority Hispanic population and an average household
size that is larger than both that of Los Angeles County and the State of California
averages;
• Downey has lower unemployment compared to the State of California and Los Angeles
County, with most workers in the City employed in health care and social assistance, retail
trade, educational services, accommodation and food services, manufacturing and other
services excluding public administration; and
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• Most employees who live in the City work in other areas, including Los Angeles, Long
Beach, Santa Fe Springs, Commerce, Anaheim, and Vernon. This yields a net outflow of
jobs.
Unemployment within the City has dropped from 11.2% in 2010 to 4.6% (6.6% decrease) in 2016.
This follow the same trend seen at both the L.A. County (7.3% decrease) and California State
levels (6.8% decrease), though those levels are slightly higher than the City at 5.2% and 5.4%
respectively.5
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Table 2 - 1: Employment by Industry (Top 5)
Employment Industry
(Industries in which City
Residents Work)
% of
Residents
Employment Industry (Jobs
in the City)
% of
Workers
Health Care and Social
Assistance
13.8% Health Care and Social
Assistance
23.3%
Manufacturing 10.7% Retail Trade 13.9%
Retail Trade 10.7% Educational Services 13.8%
Accommodation and Food
Services
9.0% Accommodation and Food
Services
12.1%
Educational Services 8.5% Manufacturing 6.3%
Note: A full list of employment statistics by Industry can be found in Appendix A of this Specific Plan.
Source: City of Downey (CAFR FY2015-2016), Kosmont
Table 2.3 Employment by Industry shows that Health Care and Social Assistance account for
a large portion of the employment, both within the City of Downey and around the region where
Downey residents commute out to. While the percentages and order differ slightly, the top five
employment industries in which residents work and the industries with the most jobs within the
City are identical. This means that the labor force lines up with the most prominent industries,
but as is shown below, a net outflow of over 7,600 jobs indicates that there may be a lack of
employment generating uses within the City.
Table 2 - 2: Major Employers Within the City
Major Employers No. of Employees
Kaiser Permanente 4,500
Downey Unified School District 2,450
Stonewood Shopping Center 1,765
Office of Education, L.A. County 1,685
Rancho Los Amigos Medical
Center
1.410
PIH Health 1,100
City of Downey 833
Coca-Cola Bottling Company 800
Internal Service Dept., L.A. County 712
Lakewood Health Center 314
Source: City of Downey (CAFR FY2015-2016), Kosmont
As shown in Table 2.4 Major Employers Within the City, Downey has already established itself
as a medical services hub with a number of large hospitals and health or medical centers.
Furthermore, these institutions account for some of the highest numbers of employed workers in
the City. Stonewood Shopping Center, a large regional mall also employs a large number of
people, though it is likely that due to the nature of retail, many of those positions may not be full-
time. Los Angeles County also has several facilities, some within the planning area, that provide
large numbers of jobs within the city.
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Exhibit 2 - 5: Worker Inflow/Outflow
Note: Employment Ratio = People employed within City (living and working in City + those who come into the City for work) /
Employed population of City (living and working in City + workers who live in the City, but work outside the City)
Source: U.S. Census Bureau Center for Economic Studies (2014), Kosmont
Exhibit 2.5: Work er Inflow/Outflow answers the question of whether jobs are coming or going
within the City. It shows that there are 35,659 workers coming into the City from other areas,
3,889 workers who are both employed and living within Downey, and 43,287 residents who are
leaving the City to work in other areas. This results in a net outflow of 7,628 jobs and means that
Downey is an outsourcer of labor. When residents leave the City for employment and there are
not adequate means of commuting by public transit, it increases personal vehicle usage and
infrastructure wear and tear on City roads, and means that residents have less personal time.
Additionally, residents may choose to shop at areas near their places of employment, meaning
that less money is spent within the City of Downey.
The employment statistics described above and others are explained in full detail within Appendix
X: Demographic and Market Profile of this Specific Plan.
2.4.2 Market Demand Analysis
A market demand analysis was conducted to assess the planning area and surrounding environs.
The analysis took into consideration the future Metro Gardendale Transit Station and the
demographic composition of the City of Downey and the region as a whole. Specifically, the
market demand analysis, provided in Appendix A, looked at:
• Supply, vacancy, and lease rates for retail, office, industrial, and multi-family housing
• Retail Sales Performance
• Retai l Sales Surplus/Leakage
• Trade area retailer voids
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The study found that Downey falls within the “Mid-Cities” submarket for retail and office uses, the
“Downey Industrial” submarket for industrial uses, and the “Southeast Los Angeles” multi-family
submarket, as defined by CoStar. The submarkets are a portion of the larger regional market that
allow for a more direct comparison of Downey’s market conditions to surrounding areas.
The study came to the following conclusions regarding the planning area:
Table 2.5: Key Findings
Market Segment Key Findings
Retail Retail vacancy in Downey is higher and lease rates are lower
than the Mid-Cities submarket and the L.A. County market
average
Retail Retail sales in the City are higher than retail spending potential,
indicating the City is capturing sales resulting in retail sales
surplus
Retail Based on retail category leakage, voids and current retail
trends, there is potential for retail recruitment of health and
personal care stores; fitness centers, and food (i.e. restaurants)
Office Office vacancy in Downey is lower than both the Mid-Cities
submarket and the L.A. County market average; Office lease
rates are slightly higher in the City compared to the submarket,
but lower than the County market average
Industrial Industrial vacancy and lease rates are lower in Downey
compared to the County market average
Residential Downey multifamily vacancy and rental rates are higher compared to the Southeast Los Angeles submarket, but lower
than the County market average
Source: Kosmont. 2018
The analysis shows lower lease rates and higher vacancy for retail within the City of Downey than
the surrounding sub-market, suggesting the potential to add retail in areas where the demand
exists. The store types identified as having the most potential for growth within Downey include
health and personal care stores (such as Walgreens, CVS, or smaller specialty stores), fitness
centers (such as 24-Hour fitness, L.A. fitness, specialty gyms), or the food industry (including fast
food and traditional sit-down restaurants). There are a number of existing businesses in each of
these retail categories located within a one-mile radius of the center of the planning area, though
none are currently located within the boundary of the planning area. The planning area provides
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for a strong opportunity to expand high quality, higher-wage employment opportunities in a wide
variety of professional sectors. Due to the mixed use nature of land use in the planning area,
there is reinforcing attributes that will support Specific Plan goals for job creation and economic
development.
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Chapter 3.0 Policy Context
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Chapter 3.0 Policy Context
3.1 The Planning Process
Community Outreach and Public Input
Throughout the development of the Rancho Los Amigos South Campus Specific Plan
(RLASCSP), the City of Downey sought input from residents and stakeholders through various
community outreach and public participation activities. Downey conducted the following
community outreach activities:
• Community Workshop: Establishing the Vision for Rancho Los Amigos South
Campus
The City of Downey held a
community workshop for the
Rancho Los Amigos (RLA)
South Campus Specific Plan on
November 16, 2017 from 6:30 –
8:30pm at the Barbara J. Riley
Center. Approximately 100
community members, business
owners, and stakeholders
attended the workshop. As the
first workshop in the planning
process for the RLA South
Campus Specific Plan, the
primary purpose was to provide
the information to the public on:
o the project area;
o the timeline for this process;
o what a Specific Plan is and how it may impact the area;
o and what opportunities there are for the public to get involved and provide their
feedback throughout the process.
• Land Use Workshop
A Land Use Workshop for the Rancho Los Amigos South Campus Specific Plan was
conducted on April 30, 2018. Attendees included staff from the City’s project team and
the County of Los Angeles, Metro, and consultants assisting those agencies with the
various planning efforts throughout the south campus area. The workshop consisted of
an introductory powerpoint to review the previous efforts to date on the project and then
went through discussion of three “opportunity areas” that the project team are reviewing
for their current use and their potential future uses. There was also general discussion on
the collaborative nature of this project and the joint efforts taking place by the County of
Los Angeles and Metro.
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• Planning Commission and City Council Public Hearings
TBD once dates are scheduled
• Website and Social Media
The City of Downey provided regular updates on the City’s official website to inform
interested parties regarding the Specific Plan, outreach events and availability of the
Specific Plan.
• Tribal Consultation
The City of Downey consulted with interested tribes in compliance with AB 52. Mr.
Andrew Salas, from the Gabrieleno Band of Mission Indians, Kizh Nation, provided his
knowledge of the Project site vicinity, including information about the natural environment
and general history of the area, and known villages and trade routes in the larger area.
Recommended mitigation measures will be incorporated into the Environmental Impact
Report, once the document is ready for publication.
3.1.1 Key Community Outreach Findings
The following section summarizes key findings from community outreach activities. A complete
summary can be found in the Appendix B. The key findings provided herein represent the actual
comments received from the public.
Key Challenges
• Sports Programming
• Public Safety/Crime
• Fire Hazards
• Traffic, Circulation and Parking
• Cleanup of the Area
• Noise
• Historic Preservation
• Spillover Parking from Rehab Center
• Nigh-time Use and Activity
•
TreasuresCH
• Building History
• Rose Float
• Trees, Open Space and Fau na
• Quiet and Safe
• Absence of Traffic
• Sports/Walking/Playing
• Land Uses in Area
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Community-Based Visions
Nine large groups of stakeholders worked in teams to develop overarching Visions for the Specific
Plan area. The visions expressed here represent the actual visions of community members and
are expressed exactly has they were during the Workshop.
Working Group 1
• Create an environment where all groups in the Downey Community can make use of
space for both work and fun
• Building/working towards a healthier future through the sport of soccer!
Working Group 2
• To create a peaceful, friendly, family oriented environment for all to enjoy
Working Group 3
• Save the historic buildings! A place where:
o The vision of Supervisor Harriman is honored
Social services
Self -sustaining
Live and work
Housing and jobs close together
Park -like landscaping
Good jobs in Medical /Public Service
Working Group 4
• Greenery, bike trails
• Eliminate all blighted buildings
o Greenery
o Trees
o Good traffic flow
• Biotech Innovation integrate UCLA, USC, UCI, RCC [SIC]
• Limited housing
o No overstocking of schools
o Well designed
• City yard
o Buffered open space near exit 105
• Underpass/Overpass for train
• Ditch is there near American Legion [SIC]
• Trees
o W&L [SIC]
o Gardens
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Working Group 5
• Too much development
• No more Starbucks
• No more restaurants (fast food)
• We need open space, picnic area
• No more economic development
• Baseball fields
• Softball fields
• Clean the streets
• Pressure wash sidewalks
• Screens on storm drain
• Save the barn for the Rose Float Association
• Backups everyday on Imperial and Caringway, right by Kaiser
Working Group 6
• A peaceful beautiful, cohesive development
• Park
• 2 story maximum
• Senior housing
• More lanes?
• Peaceful
• Limit parking on Gardendale
• Traffic control
Working Group 7
• Downey Senior Aquatic Center no gym type membership or Y memberships only. Pay
as you need with certain hours
• Walking paths
• Food court, café for all those working in the area especially by Metro Station and park
• Senior aquatic center with walking paths and health food courts + cafe
Working Group 8
• Base of Community Needs
• Our vision …To develop and support a larger senior and community center, and park
development to f oster a safe environment
• Wish List:
o Park area (family oriented)
o Senior center services
o Emergency preparedness center
o Walking trails
o Community garden
• To County: Parking is a huge problem in ALL of Downey; over-flow parking is a huge
problem in our city – thank you!
Working Group 9
• Revitalize Hollydale
• Community College over 100 acres opportunity
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Photo Summary of Workshop
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Photo Summary of Workshop
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3.2 Key Planning Factors
Based upon input gathered, ,multiple planning factors have been identified by the community and
stakeholders that influence the development and implementation of the Rancho Los Amigos South
Campus Specific Plan (RLASCSP). These planning factors consider those challenges,
opportunities, constraints, and attributes identified within the Specific Plan area. Although not an
exhaustive list, the following planning factors form the policy foundation of the Specific Plan and
have been identified through input received from the community, City staff, stakeholders and other
observations and analysis.
Planning Factor: Economic Development Opportunities
Vacant and underutilized parcels within the project area provide significant potential for economic
development and redevelopment of parcels with new uses or enhancement of existing uses.
Economic and market analysis indicate the plan area is the primary generator of jobs citywide and
can be considered the central economic engine for the city.
Planning Factor: Preservation of Historic Resources
Investment in a renewed streetscape environment and future development should encourage an
image that creates a distinct identity for the project area while preserving and complementing the
City’s existing historic resources. Many of these historic structures and areas are located within
the Specific Plan area. Future improvements should encourage a positive identity, support historic
preservation when appropriate, and serve as a catalyst for private investment.
Planning Factor: Multimodal Transportation Opportunities
Most streets within the Specific Plan area are auto-oriented, however opportunities for expanded
multi -modal transportation options exist in conjunction with potential service expansion by Metro
and future expansion opportunities for bus transit. Future transportation infrastructure
improvements for bicycle, pedestrian, and public transit should balance the needs of all
transportation users.
Planning Factor: Transit-Supportive Development
The potential Metro Gardendale station to the west is an important opportunity for the revitalization
of the Specific Plan area. It will be important to not only focus on development around
transportation centers but also along transportation corridors. Transit-oriented developments may
include residential, commercial, and civic/institutional uses.
Planning Factor: Residential Development Opportunity
Vacant land, vacant buildings and underutilized parcels in the Specific Plan area provide
opportunities for additional residential and mixed-use development. Future improvements should
consider new development types to encourage more activity and support future commercial and
retail development combined with potential residential uses.
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Planning Factor: Streetscape Environment
There are significant opportunities to improve the aesthetics and streetscape environment within
the Specific Plan area. Improvements may include, but are not limited to, signage, street furniture,
more compatible building location and massing, medians, landscaping, foliage, tree canopy,
pavement treatments, lighting, and public art.
Planning Factor: Infrastructure Availability
The infrastructure system within the Specific Plan area must be adequate to support future
development. Therefore, land use buildout assumptions must consider the need for corresponding
infrastructure and identified future improvements.
Planning Factor: Adjacent Residential Neighborhood Compatibility
The Specific Plan area includes existing single-family and multi-family neighborhoods. Access from
these neighborhoods to new development will greatly enhance the ability of residents to patronize
future uses. Future uses should be compatible with and complement these existing residential
neighborhoods and minimize potential negative impacts.
3.3 Specific Plan Guiding Principles
The following guiding principles provide the foundation for the Rancho Los Amigos South Campus
Development Plan and Land Use Development Regulations of the Specific Plan. These guiding
principles serve as benchmarks for the analysis of future development proposals and design
concepts to determine if they are consistent with the spirit and intent of this Specific Plan.
• Guiding Principle #1 – Enhanced streetscape, landscape, and public amenities through
the Rancho Los Amigos South Campus Specific Plan area.
• Guiding Principle #2 – Balanced, flexible, and diverse land uses that support economic
development and additional housing opportunities.
• Guiding Principle #3 – Improved visual and functional connections and linkages between
commercial/retail areas, residential neighborhoods, transportation nodes, and
civic/institutional uses within and around the Specific Plan area.
• Guiding Principle #4 – Improved pedestrian and bicycle accessibility and vehicular
circulation to minimize potential conflicts between different transportation users throughout
the Specific Plan area.
• Guiding Principle #5 – Preserved and enhanced existing historic and cultural resources,
including historic buildings and neighborhoods, to promote their roles as important
community attractions and gathering places.
• Guiding Principle #6 – Encourage future development with a distinct character and
identity for the Specific Plan area.
• Guiding Principle #7 – Encourage transit-supportive development throughout the Specific
Plan area, and provide a balance d mix of land uses adjacent to trans portation centers and
mobility corridors.
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• Guiding Principle #8 – Explore multi-modal connections to other parts of the City through
the proposed Active Transportation Plan (ATP), which combines bicycle with pedestrian
circulation infrastructure on a citywide basis to provide an ultimate citywide blueprint for
future active transportation opportunities as an alternative travel mode.
3.4 Specific Plan Policies
The following Specific Plan policies provide policy statements to support the vision of the
community as gathered through the community outreach activities and intent of the Rancho Los
Amigos South Campus Specific Plan. The policies serve as the benchmark for the analysis of
future project proposals and design concepts to determine if they are supportive of the goals and
intent of the Specific Plan.
Land Use Policies
LU-1: Establish land use districts that provide for a complementary mix of land uses, while
preserving established residential neighborhoods and historic resources.
LU-2: Coordinate land use planning with infrastructure and transportation planning.
LU-3: Establish land use regulations that support increased pedestrian and bicycle activity and
transit usage.
LU-4: Provide specific requirements that enhance public amenities for new development,
rehabilitation, and redevelopment.
LU-5: Encourage development that will create a vibrant and dynamic area that is considered an
attractive and distinctive amenity to the City.
LU-6: Refine allowable land uses within the area to encourage the desired development pattern
envisioned by the Specific Plan.
LU-7: Reduce and mitigate the impacts of incompatible land uses, where feasible, using buffers
and other design techniques.
Mobility Policies
MO-1: Integrate existing and future roadway and transportation facilities into any improvements
identified in the Specific Plan.
MO-2: Create and enhance bicycle and pedestrian connections between key community
amenities and activity centers.
MO-3: Improve and enhance non-vehicular and vehicular circulation and connections that are
pedestrian-friendly in conjunction with future development. Large, expansive parking lots
will be discouraged or prohibited to fur ther encourage transit supportive development.
MO-4: Support improvements to public transportation infrastructure, including bus transit and
potential rail facilities.
MO-5 Require bicycle parking at key locations, such as employment centers, parks, transit,
schools, and commercial centers.
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Urban Design Policies
UD-1: Establish a streetscape program using landscaping, signage, street furniture, entry
statements, and other visual amenities compatible with the character of Downey to achieve
a distinct identity for the area.
UD-2: Encourage a “sense of place” within the Specific Plan area through quality site design,
architectural design, a well-defined open space network, signage and public improvements
as part of future development.
UD-3: Identify ways to improve and enhance linkages and connections between new
development in the Specific Plan and existing neighborhoods.
UD-4: Develop design guidelines that encourage optimal building configuration and design,
parking strategies, signage, pedestrian amenities, landscaping, and appropriate, timeless
architectural styles.
Historic Preservation Policies
HP-1: Evaluate existing buildings and their features that contribute to the unique historic character
and architectural styles of the area.
HP-2: Provide tools that facilitate preservation of unique historic/architectural character of
buildings and districts.
HP-3: Support efforts to expand and augment the knowledge that has been gathered regarding
the history of the Rancho Los Amigos area and the surrounding region.
Infrastructure Policies
IN-1: Ensure infrastructure capacity within the Rancho Los Amigos South Campus Specific Plan
area meets future planned demands.
IN-2: Encourage creative, environmentally-sensitive solutions to infrastructure improvements.
Implementation and Administration Policies
IMP-1: Establish a streamlined discretionary review procedure to minimize uncertainty in the
project approval process.
IMP-2: Prepare a comprehensive public and private infrastructure financing plan for
improvements, construction and installation of public infrastructure facilities.
IMP-3: Adopt a program-level Environmental Impact Report (EIR) to facilitate and provide the
basis for the environmental clearance for subsequent development projects within the
Specific Plan project area.
IMP-4: Identify local, state, and federal grant opportunities that can provide businesses with
assistance and training.
IMP-5: Prepare and implement a comprehensive marketing strategy for the Rancho Los Amigos
South Campus Specific Plan area.
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IMP-6: Establish development incentives such as modified development standards, streamlined
review and approval, or density bonuses, to encourage new development that fulfills the
vision of the Rancho Los Amigos Specific Plan.
3.5 Downey General Pl an Policies
City of Downey General Plan (2005)
The Rancho Los Amigos South Campus Specific Plan provides consistency with the City of
Downey’s Vision 2025 General Plan, adopted by the City of Downey on January 25, 2005. The
General Plan identifies issues confronting the community and outlines long-term goals with policies
and programs to accomplish the goals of the plan. The Specific Plan will be consistent with, and
will further, the goals and policies of the General Plan by encouraging project designs that reduce
traffic, promote mixed use, further economic development, encourage flexibility and encourage a
vibrant TOD community around the West Santa Ana Branch Gardendale Transit Station.
3.6 County of Los Angeles Policy Documents
County of Los Angeles General Plan (2015) – The Los Angeles County General Plan provides
policy framework regarding the long range vision for growth in the unincorporated areas, and
establishes goals, policies, and programs to foster healthy, livable, and sustainable communities.
The Specific Plan will enhance the County’s visions for the area by incorporating similar policies
that achieve the same/similar goals outlined in the County General Plan.
OurCounty Sustainability Plan (2018) – The OurCounty Sustainability Plan outlines what local
governments and stakeholders can do to enhance the well-being of every community in the County
while reducing damage to the natural environment and adapting to the changing climate,
particularly focusing on communities that have been disproportionately burdened by environmental
pollution. The RLASC Specific Plan encourages transit oriented development, and the localization
and development of new job opportunities, and also promotes walkable, mixed-use
neighborhoods, all of which discourage urban sprawl. The RLASC Specific Plan encourages
creative, environmentally-sensitive solutions to infrastructure improvements which implements the
goals of the OurCounty Sustainability Plan.
Los Angeles County Comprehensive Economic Development Strategy 2025 – A
Comprehensive Economic Development Strategy (CEDS) serves as a platform to promote local
and regional economic development planning. It does this by establishing goals and identifying
ways in which local strengths can be leveraged and barriers can be overcome to improve inclusive
economic prosperity and overall quality of life for residents. The RLASC Specific Plan contains
similar policies that include, but are not limited to, strengthening public infrastructure, creating
balanced, flexible, and diverse land uses that support economic development and housing
opportunities, addressing homelessness, and providing public services
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Chapter 4.0 Development Plan
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Chapter 4.0 Development Plan
4.1 Land Use Plan
The Land Use Plan for the Rancho Los Amigos South Campus Specific Plan area provides for the
development of four districts: Flex Tech/Bio-Medical Sub -District, TOD Corridor Sub-District,
Regional Public Facilities (RPF) Sub-District, and Community Serving Uses (CS) Sub-District. The
Specific Plan area encompasses approximately 250 acres (in cluding rights-of-way). Exhibit 4.1,
Specific Plan Districts, depicts the boundaries for each district within the Specific Plan area.
Existing structures and proposed demolition are described in more detail in Chapter 2, Section 2.2.
Table 4-1: Development Plan Land Use Summary
Specific Plan Sub-Districts and Density/Intensity Standards
Sub -District Density
(du/ac)
Maximum Intensity
(FAR)
Flex Tech/Biomedical (FTBM)
40-75 du/ac 2.5 FAR
Regional Public Facilities (RPF)
60 du/ac 1.25 – 2.5 FAR
TOD Corridor (TODC)
40-75 du/ac 2.5 FAR
Community Serving (CS)
40-75 du/ac 0.50 FAR
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Exhibit 4.1: Specific Plan Sub-Districts
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4.1.1 Flex Tech/Bio-Medical (FTBM) Sub-District
The intent of the Flex Tech/Bio-Medical Sub-District is to promote job-creating uses in fields
related to surrounding industries. The sub-district seeks to complement the Rancho Los Amigos
Rehabilitation Center to the north, with office/medical office uses that can provide supportive
services to one of the largest medical facilities in the region. The Flex Tech/Bio-Medical Sub-
District would integrate existing uses and plan for the long-term potential redevelopment of the
large industrial facilities currently in use . This Sub-District encourages grouping a range of light
industrial, office, and research uses together to create an innovation hub within Downey.
Exhibit 4.2: FTBM Sub-District
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Flex Tech/Bio-Medical (FTBM) Sub-District Characteristics
Characteristics
• Existing light industrial/retail and
office uses
• Large amounts of surface parking
• North entrance to the RLASP
planning area
• Adjacent to the Rancho Los Amigos
National Rehabilitation Center
Existing Uses
• L.A. County Public Health
Laboratory
• L.A. County Public Library
Administrative Office
• Downey Courthouse
• Long-term Industrial facilitie s
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4.1.2 Regional Public Facilities (RPF) Sub-District
The intent of this Sub-District is to compliment regionally serving Los Angeles County facilities
that are currently under development. While all zones will accommodate the potential for public
uses, this sub-district encompasses the facilities currently under development, including the L.A.
County ISD/Probation Headquarters and County Administrative Offices.
Exhibit 4.3: RPF Sub -District
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Regional Public Facilities (RPF) Sub-District Characteristics
Characteristics
• Primarily vacant/underutilized
buildings
• Some historically significant
structures
• Central core of the RLASP planning
area
• Future L.A. County ISD/Probation
Headquarters, Public Safety
Building, and County Administrative
Offices
Existing Uses
• Primarily vacant/underutilized
buildings
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4.1.3 TOD Corridor Sub-District (TODC)
The intent of this Sub -District is to create transit-supportive uses around the future Metro
Gardendale Transit Station. The future development of this district will be focused around
facilitating access to the station, whether through adjacent higher density residential or connective
complete street improvements in and around the RLASP. Targeted neighborhood serving
commercial uses will help support residents and grow the district into a desirable place for
professionals who will have the ability to access a large portion of the region for job opportunities.
Exhibit 4.4: TODC Sub -District
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TOD Corridor Sub-District (TODC) Characteristics
Characteristics
• Primarily vacant/underutilized
buildings
• Bisected by Metro Rail corridor
• Adjacent to some SFD
neighborhoods across Gardendale
St
• Connectivity broken up by Metro Rail
Corridor and Garfield Avenue
• Southern entrance to the RLASP
planning area
Existing Uses
• L.A. County Public Works facility
• L.A. County Animal Shelter
• Primarily vacant/underutilized
buildings
• Metro Rail corridor
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4.1.4 Community Serving Uses (CS) Sub-District
The intent of this Sub -District is to provide community open space and recreational uses
accessible to the surrounding sub-districts and adjacent established neighborhoods. The future
athletic complex will serve as an anchor for the area, with mature trees and existing landscaped
areas.
Exhibit 4.5: CS Sub -District
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Community Serving Uses (CS) Sub-District Characteristics
Characteristics
• Natural open space
• Historically significant buildings (1
currently in use)
• Vacant/damaged structures
• Future Sports Fields
• Adjacent to St. Pius X – St. Matthias
Academy
• Southern entrance to the RLASP
planning area
Existing Uses
• L.A. County Services Building
• Downey Rose Float
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4.2 Circulation Plan
The RLASCSP is consistent with Downey General Plan Circulation Element Program 2.1.2.6,
which aims to concentrate high traffic-generating land uses near major transportation corridors and
public transit facilities. Future residents and employees would have access to public transit
opportunities provided in the RLASCSP Area, which would reduce dependency on personal
vehicles.
The Project objectives include enhancing the pedestrian scale and function of the built environment
is consistent with Circulation Element Program 2.2.1.1. This Circulation Element Program which
aims to promote site development design that is safe and convenient to pedestrians.
SCAG’s Connect SoCal identifies the need to create sustainable, mixed-use communities
conducive to public transit, walking, and biking by promoting development along major existing
transit and transportation corridors. The RLASCSP is consistent with the goals of Connect SoCal.
Future development facilitated by the RLASCSP would be subject to discretionary permits and
would be required to comply with all applicable City policies and requirements in the Downey
General Plan and Downey Municipal Code. This includes policies and regulations required to
improve public access and safety for people who walk and bike, and improve the transportation
system, as applicable. Further, future development within the RLASCSP would be required to
adhere to all state requirements for consistency with transportation plans. As a result, future
development facilitated by the RLASCSP would not conflict with an adopted program, plan,
ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and
pedestrian facilities. Therefore, impacts would be less than significant, and no mitigation is
required.
The Specific Plan area is served by a number of roadways that provide access to and from the
planning area. The Circulation Element of the Downey General Plan identifies different roadway
classifications for the streets within the city, each with varying sizes, composition, and purposes.
Table 4.1: Planning Area Roadway Classifications provides a summary of each roadway
classification as well as prominent streets within or adjacent to the project area that fall into each
classification.
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Table 4.1: Planning Area Roadway Classifications
Roadway
Classification
Description Streets within
Planning Area
Major Arterial Major arterials are designed to provide access to the freeway system and can serve as through
routes for crossing the city. Access to adjacent properties is limited to reduce congestion or
accidents. Most major arterials are three lanes
in each direction with a median.
• Imperial Highway
(State Route 90)
• Paramount Boulevard
Primary Arterial Primary arterials are designed to provide access to major arterials, with limited access to adjacent
properties to reduce congestion or accidents. Most primary arterials are two lanes in each
direction with a median and often have space for
parallel parking on both sides of the street.
• Garfield Avenue
Secondary Arterial Secondary arterials are designed to provide access through parts of the City, but generally
do not have the same capacity as major and primary arteri als. Most secondary arterials are
two lanes in each direction and often have space
for parallel parking on both sides of the street.
• Gardendale Street
• Old River School
Road
Collector Collector streets are designed to provide access to arterial roads and the regional roadway network from local streets. Most collector streets
are a single lane in each direction and often
have space for parallel parking on both sides of
the street.
• Rives Avenue
Local Local streets are designed to provide access to properties that front upon the street and to the adjacent neighborhood. These streets are
designed with narrow widths and are intended to
slow traffic speeds. Most local streets are a single lane in each direction and often have
space for parallel parking on both sides of the street.
• Laurel Street
• Flores Street
• Aliso Street
• Erickson Avenue
• Hidalgo Street
• Golondrinas Street
• Dahlia Avenue
• Consuelo Street
Source: Chapter 2, Circulation Element, Downey Vision 2025 General Plan
Exhibit 4.6: Existing Roadways shows the existing roadway structure in and around the
planning area. The exhibit also shows the classification for each of the major roadways that
provide access to the site and the local internal roadway network. Some local roads within the
planning area have been temporarily closed on-site to discourage access and use of the vacant
structures.
Primary access to the site is off Imperial Highway (State Route 90) to the north and Gardendale
Street to the south. Garfield Avenue is a primary arterial that crosses through the site to the
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west, but provides limited access due to the physical barrier created by the railway corridor.
Surrounding residential neighborhoods with local streets that end in cul-de-sacs limit the ability
for uses to access the site from the east and west. Access to the site is provided by Laurel
Avenue, Erickson Avenue, and Dahlia Avenue to the north, Consuelo Street to the east, and
Erickson Avenue to the west. Erickson Avenue is a primary local arterial within the plannin g
area and runs roughly north/south from Gardendale Street to Imperial Highway.
Exhibit 4.6: Existing Roadways
Potential Roadway Expansions Opportunities
The Specific Plan area has a fairly intact roadway pattern that will allow for expansion of a Grid-
like circulation framework to further enhance project area mobility and efficiency. Exhibit 4-6a:
Roadway Expansion Opportunities - illustrates key roadway expansion opportunities that will
enhance inter and intra parcel circulation in the Specific Plan Area. These include:
Flores Street/Garfield Avenue Connection – This will connect Flores Street to Garfield Avenue,
providing additional ingress/egress opportunities to the project site. Additional analysis will be
required to evaluate the feasibility of placing at-grade or above-grade crossing in conjunction with
future planned improvements to the adjacent rail line.
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Exhibit 4.6a: Roadway Expansion Opportunities
VMT Analysis and Project-Related Impacts
The City has adopted the Los Angeles County Public Works Transportation Impact Analysis
Guidelines, which outlines the process for evaluating a project’s impacts concerning VMT. The Los
Angeles County Guidelines are consistent with OPR’s screening criteria. Therefore, potential
Project-related VMT impacts have been assessed qualitatively based on guidance from the OPR
Technical Advisory.
The proposed Project would not result in direct construction but would facilitate and provide a policy
framework for future development within the project boundaries of the RLASCSP. Future
development projects would be reviewed on a case-by-case basis to ensure consistency with
application regulations that address the circulation system, including VMT.
The RLASCSP assumes the development of residential and non-residential (commercial, retail,
office, public facilities, etc.) land uses. VMT is a measure of the transportation system’s impact on
the climate, the environment, and human health . VM T also provides an indication of the access to
economic and social opportunity, with lower VMT areas requiring less driving and generally
providing better access to daily destinations such as jobs and services. The proposed Project’s
incorporation of residential and non-residential land uses in the RLASCSP in an existing urban
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environment provides the opportunity to reduce VMT through shorter travel distances between
work and home. As a result, VMT per capita would be expected to decrease as a resu lt of
RLASCSP implementation.
Future commercial development projects within the Focus Area may qualify for the OPR screening
criteria of local-serving retail less than 50,000 SF. Additionally, future development within the TOD
Sub -District, intended to create transit-supportive uses around the future Metro Gardendale Transit
Station, would meet OPR’s screening criteria for projects near transit stations or a major transit
stop that is located along a high quality transit corridor. Although the Metro Project is currently in
the planning and environmental review phase, it is expected to be completed prior to the RLASCSP
2035 build out year. The Metro Project would provide transportation access between downtown
Los Angeles and other suburbs in southern Los Angeles County. Providing a major transit hub
within the Focus Area of the RLASCSP would also reduce VMT per capita, as future residents and
employers have additional transit opportunities to major employment centers in Los Angeles
County. Table 4.2: Baseline VMT for South Los Angeles County provides the baseline VMT
thresholds at the time the VMT guidelines were adopted in 2020. Future projects would be subject
to baseline VMT based on the year the transportation study is prepared.
Table 4..2: Baseline VMT for South Los Angeles County
Baseline Area
Residential VMT per
Capita
Employment VMT per
Employee
Total VMT per
Service Population
South County 12.7 18.4 31.1
Source: Los Angeles County Public Works Transportation Impact Analysis Guidelines, July
2020.
The proposed Project is consistent with SCAG’s Connect SoCal. The Project would support the
Connect SoCal overall land use pattern of reinforcing the trend of locating new housing and
employment in High Quality Transit Areas with the intent of reducing VMT and GHG. The proposed
Project would also help increase the share of total trips that use transit. As discussed previously,
there is limited transit service within the RLASCSP area. Metro provides bus service along Imperial
Highway al though there are no existing bus stops adjacent to the Focus Area. The TOD Sub-
District would provide residential and employment opportunities closer to major transit hub, which
would ultimately reduce VMT per capita in the City.
All future development facilitated by the RLASCSP would be required to comply with state and
local requirements for avoiding significant impacts related to VMT. Any traffic demand measures
required for mitigation would be required to comply with General Plan Circulation Element Program
2.1.2.6., which aims to encourage and facilitate high traffic generation land uses near public transit
facilities, such as the future Metro Gardendale Transit Station. The Specific Plan area is within a
previously urban and developed area, and therefore future in-fill development facilitated by the
RLASCSP would be expected to reduce VMT. Future housing and commercial development within
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the TOD district of the Focus Area would provide more housing closer to employment and
commercial areas, further increasing opportunities to reduce VMT and increase the ease of
walking, cycling, and using public transit. Therefore, impacts would be less than significant.
4.2.1 Transit
Metro bus lines are currently the only form of public transit in and around the planning area. Three
Metro bus lines (117, 120, and 258) run through or adjacent to the Specific Plan area, with two of
those lines (117 and 120) making stops at the Rancho Los Amigos Medical Center from Monday
to Friday, 7:30am to 6:30pm. The Rancho Los Amigos Medical Center is located directly north of
the Specific Plan area across Imperial Highway. Metro bus lines run through or adjacent to the
Specific Plan area along the following streets:
• Metro Line 117 runs east/west along Imperial Highway;
• Metro Line 120 runs east/west along Imperial Highway and north up Rives Avenue to Leeds
Street; and
• Metro Line 258 runs north/south along Garfield Avenue.
The Specific Plan area is also located along the proposed West Santa Ana Branch (WSAB) Transit
Corridor, which is a new 20-mile light rail transit line connecting downtown Los Angeles to
southeast Los Angeles County. The proposed line would connect a number of cities and
communities throughout Los Angeles County. Additionally, the project proposes a Gardendale
Station stop to be located along the southern boundary of the Specific Plan area where the rail line
meets Gardendale Street.
Exhibit 4.7: Existing and Future Public Transit , illustrates the existing Metro bus lines and stop
locations, along with the proposed West Santa Ana Branch Transit Corridor and proposed
Gardendale Metro Station.
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Exhibit 4.7: Existing and Future Public Transit
4.2.2 Bicycle Facilities
There are existing bicycle facilities (lanes) along the southern border of the Specific Plan Area,
on Gardendale Street, between Paramount Boulevard and Garfield Avenue. In July, 2015, the
City of Downey adopted their Bicycle Master Plan which identified the following Planned Bicycle
Facilities in and around the Specific Plan area:
• Bike Lane with Road Diet (Class II) on Old River School Road north of Imperial Highway;
• Bike Lane with Road Diet (Class II) on Gardendale Street between Hollydale Regional
Park and Paramount Boulevard;
• Bike Route (Class III) on Quill Drive between Los Padrinos Drive and Paramount
Boulevard;
• Bike Route (Class III) on Rives Avenue north of Imperial Highway;
• Phase II Bicycle Improvements on Old River School Road between Gardendale Street
and Imperial Highway (Connects two Class II bike lanes to the future Eco Rapid Station);
and
• Phase II Bicycle Improvements on Rives Avenue between Gardendale Street and Imperial
Highway (Connects two Class II bike lanes to the future Eco Rapid Station).
Exhibit 4.8: Existing and Planned Bicycle Facilities identifies the Planned Bicycle Facilities
associated with the RLASP area.
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Exhibit 4.8: Existing and Planned Bicycle Facilities
4.2.3 Transportation and Mobility
Bicycle and Pedestrian Facilities
As public and private projects occur within the Specific Plan area, planned bicycle facilities will be
implemented consistent with existing General Plan Circulation Element policies and the Downey
Bicycle Master Plan, which encourages road diets (where possible), requiring short term and long
term bike racks/lockers/facilities at new residential, commercial and industrial developments,
including the addition of the following Class II (on-street striped lanes) bike lanes:
• Imperial Hwy to Gardendale Street adjacent to the east Specific Plan Boundary
• Imperial Hwy to Gardendale Street adjacent to the west Specific Plan Boundary
Planned improvements are conceptual in nature and the exact location of facilities will consider
future development, design and placement of improvements in the Specific Plan area. The
conceptual location of future improvements are shown in Exhibit 4-8, Existing and Planned
Bicycle Facilities.
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Pedestrian facilities
The key pedestrian routes in the Plan Area are shown in Figure 4-9: Pedestrian Facilities. The
backbone of the pedestrian system is formed by Erickson in the north-south direction and Flores
Street and Consuelo Street in the east-west direction. These corridors generally connect all sub-
districts of the Specific Plan.
Key ingress/egress points are located at Erickson Avenue/Gardendale Street and Erickson
Avenue/Imperial Highway. Secondary access is provided at Consuelo Street/Paramount
Boulevard.
Pedestrian Sidewalk Improvements
Sidewalks currently exist on most streets in the Plan Area, although some are narrow or
substandard in quality. Sidewalks will be improved as new development occurs, and through the
landscaping provisions contained in this Specific Plan.
Specific recommendations include:
• Augmented, widened or improved sidewalks along Erickson Avenue and Flores Street
• Installation of improved pedestrian-scaled street lighting.
• Installation of wider sidewalks where feasible as redevelopment occurs, for example along
Consuelo Street and adjacent to future crossing adjacent to Flores Street and Garfield
Avenue
Pedestrian Oriented Intersection Improvements
To enhance the pedestrian environment and to calm traffic, a number of pedestrian oriented
intersection improvements will be implemented throughout the Plan Area. These will be based on
a menu of potential improvements that includes the following:
• Adding high visibility crosswalks at ingress/egress intersections along Gardendale Street
• Improving pedestrian crossings and Erickson and Imperial Highway
• Adding sidewalk bulb-outs and extensions, or reducing curb returns, on intersection
corners where feasible.
Key Opportunities for pedestrian intersection improvements as show in Exhibit 4-10 : Pedestrian
Facilities include:
• Er ickson Avenue and Imperial Highway
• Erickson Avenue and Amigos Avenue
• Erickson Avenue and Flores Street
• Erikson Avenue and Consuelo Street
• Erickson Avenue and Gardendale Street
• Flores Street and Garfield (Future)
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Exhibit 4.9: Pedestrian Facilities
4.4 Infrastructure Plan
The water and sewer systems located in and around the Rancho Los Amigos South Campus
Specific Plan area are critical to serving the existing city, residences, and businesses in the vicinity.
4.4.1 Domestic Water System
The City of Downey is a water retailer and provides water supply for domestic, irrigation and fire
protection use. The water service area is approximately 12.3 square miles and covers
approximately 98 percent of the land within the City’s municipal boundaries. The remaining
portions of the City, including the area that lies east of the San Gabriel River, south of the I-5, and
north of Cecilia Avenue, are currently served by other water purveyors.
The City provides water service to an area with a current population of approximately 112,400.
The City’s 2015 Urban Water Management Plan (UWMP) projected population of approximately
127,300 by 2040. Projected populations in the City’s service area were based on projections
obtained from the Southern California Association of Governments (SCAG). The SCAG data
incorporates demographic trends, existing land use, general plan land use policies, and input and
projections from the Department of Finance (DOF) and the US Census Bureau.
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In 2015, the City’s Water demand was 15,030 acre-feet per year (AFY), of which 10,800 AFY was
used by residential uses. The 2015 UWMP projected water use estimates a total demand of
approximately 19,529 AFY by 2040, representing an increase of 29 percent. Primary demand
would continue to occur from residential uses throughout the City. Accordingly, necessary
improvements to water conveyance infrastructure would be planned through Capital Improvement
Programs and development fees.
The City’s water supply sources include groundwater pumped from the local Central Basin,
supplemental imported water that can be purchased from Central Basin Municipal Water District
(CBMWD) for emergencies in the event that system demands exceed the production capacity of
the City’s groundwater wells, and recycled water supplies provided by CBMWD. The City pumps
groundwater from Central Basin through its 20 active wells and has an Allowed Pumping Allocation
of 16,553 AFY. The City’s wells have a combined pumping capacity of approximately 27,575 gpm,
or approximately 44,500 AFY if operated continuously.
Based on current groundwater management practices in the Central Basin, the reliability of
supplemental water purchased from CBMWD for emergency use, and water conservation efforts
from customers, dry year or multiple dry year scenarios do not compromise the City’s ability to
provide a reliable supply of water to its customers. Additionally, recycled water facilities would be
expanded through the planning horizon to meet demands for non-potable water.
4.4.2 Wastewater System
The RLASCSP is served by the City of Downey Public Works Department - Utilities Division’s
sewer system. The City has a sewer system that is composed of approximately 200 miles of sewer
collection mains, 4,300 manholes, 2 lift stations, and other associated facilities. Los Angeles
County Sanitation District (LACSD) provides wastewater conveyance with approximately 27 miles
of trunk sewers, and also provides wastewater treatment services to the City. Additionally, the City
owns and maintains collection mains on the streets adjacent to the RLASCSP area.
Although the Project site contains an extensive network of existing sewer lines, they are largely
non-operational because of the limited active land uses on the Project site. Sewer lines generally
flow west/southwest. Sewer lines east of Erickson Avenue flow west/southwest until reaching
Erickson Avenue. These sewer lines east of Erickson Avenue include sewer lines along
Golondrinas Street and sewer lines that run parallel to Flores Street, on the east side of Erickson
Avenue. Sewer lines along Erickson Avenue flow in two different directions. North of Descanso
Street, sewer lines along Erickson Avenue flow south until reaching Descanso Street. South of
Descanso Street, sewer lines along Erickson Avenue flow north until reaching Descanso Street.
The sewer line along Laurel Street flows south, and converges with another line to ultimately
convey wastewater off the site. Flows from Erickson Avenue generally flow to five main lines before
ultimately being conveyed off the site. The sewer line along Flores Street runs east-west but
ultimately conveys to the south, reaching the sewer system on Esperanza Street and Hawthorne
Avenue. Sewer lines along Esperanza run east-west and convey in the same direction, intersecting
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with Hawthorne Avenue. The sewer system along Hawthorne Avenue flows south until reaching
Descanso Street. Sewer conveyance along Descanso Street flows west until reaching a
conveyance line that runs southwest, intersecting with the Laurel Avenue sewer line, and ultimately
being conveyed off the site. All wastewater conveyed off the site is connected to a LACSD trunk
sewer line southwest of the Project site. There are several smaller sewer lines throughout the
Project site that connect building sewer systems to the larger conveyance lines previously
described.
In addition to providing wastewater conveyance services, LACSD also provides wastewater
treatment services for the City. Wastewater is conveyed to the Joint Water Pollution Control Plant.
The Joint Water Pollution Control Plant (JWPCP) is located at 24501 S. Figueroa Street in the City
of Carson. The JWPCP treats approximately 260 million gallons of wastewater per day (mgd). The
JWPCP has a maximum permitted dry-weather capacity of 400 mgd and a wet weather maximum
capacity of 675 mgd.
4.4.3 Storm Drain System
The stormwater management system in the Focus Area is largely characterized by overland
surface flows into gutters and catch basins in onsite roadways, which in turn direct flows into an
underground network of storm drains. There is no active stormwater detention or treatment
currently undertaken in the RLASCSP area. .
The storm drain system discharges to three main points throughout the Project site. The western
portion of the Project site discharges to a point just southwest of the intersection of Laurel Street
at Aliso Street, into a Los Angeles County Flood Control District trunk line known as Hollydale Line
A (KPFF Consulting Engineers, 2014; County of Los Angeles Department of Public Works, 2017).
A majority of the eastern portion of the Project site discharges to a 12 -inch vitrified clay pipe (VCP)
that begins at the intersection of Consuelo Street at Bonito Street. This VCP discharges into
another 12-inch VCP on Gardendale Street, which is ultimately conveyed into Hollydale Line A.
The central-southern portion of the Project site discharges overland via surface flow south to a
point near the intersection of Gardendale Street at Erickson Avenue. Drainage is then conveyed
off of the site into the Los Angeles County storm drain system from gutters at Gardendale Street.
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Chapter 5.0 Land Use and
Development Standards
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5.0 Land Use and Development Standards
5.1 Introduction
This Chapter provides land use concepts for the Rancho Los Amigos South Campus Specific
Plan (RLASCSP) planning area. This area is subject to unique factors that will influence the
future development of the planning area, including:
• Los Angeles County ownership of the property and their current and future development
plans,
• LA Metro’s future West Santa Ana Branch (WSAB) Transit Corridor,
• Incoming athletic complex,
• Four large industrial buildings with long-term leases. It is assumed that these uses will not
likely change within the next 15-20 years.
The RLASCSP land use approach divides the planning area into four distinct sub -areas based
on character and proposed future uses. Each sub-district has a specific purpose and character
that is enforced through allowed uses within the development standards, building size and form,
and design guidelines.
5.2 Purpose
This Chapter establishes the land use program, planning sub-areas, allowable land uses
(permitted and conditionally permitted), and the development standards that apply within each
sub-area. Together, the table of allowed uses and the development standards prescribe the
allowed development for the RLASCSP area. The intent of the development standards is to
implement the goals of the RLASCSP.
The RLASCSP is envisioned to compliment the medical facilities in the North Campus, across
Imperial Highway, allow expansion of Los Angeles County regional facilities, facilitate possible
transit -oriented development (TOD) adjacent to the proposed WSAB Gardendale Transit Station,
and provide additional recreational facilities for the public. This Specific Plan will promote
economic development with a diverse mix of job-generating land uses and opportunities for more
livable communities with access to regional and alternative transportation.
5.3 General Provisions
5.3.1 Minimum Requirements
The land use and development standards contained herein are minimum requirements. In
reviewing individual projects requiring discretionary approval, more restrictive standards or
conditions may be applied if deemed necessary to accomplish the goals and objectives of this
Specific Plan.
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5.3.2 Applicability of Development Standards and Design Criteria
The land use and development standards contained in this Chapter shall apply to all new
development, including additions to buildings, and changes in use, as provided for in Chapter 7 ,
Implementation and Administration. The Design Criteria contained in Chapter 6 shall supplement
the development standards.
Uses and structures in existence at the time this Specific Plan takes affect may continue and
remain in place, subject to compliance with Section 9410 of the Downey Municipal Code.
5.4 Establishment of Sub-Dist ricts
The RLASCSP provides planning policies and regulations that connect General Plan policies
with project-level development within the Specific Plan area. The purpose of the Specific Plan is
to guide future change and promote high quality development and revive this dilapidated area.
The Specific Plan provides long and short-term goals and objectives, a land use plan, regulatory
standards, design criteria, and administrative and implementation programs to encourage
development within the RLASCSP area.
a. The RLASCSP is intended to provide a complementary mix of commercial, office,
residential, and open space uses in a cohesive, friendly environment. The Specific Plan
area is intended to expand and enhance commercial opportunities to serve a local and
regional customer base, expand Los Angeles County regional facilities, and provide
opportunities for TOD development with adjacent open space. Proposed development
and improvements would be subject to a set of design criteria and standards that are
described in this Chapter.
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5.4.1 Sub -Districts
The RLASCSP allowable land uses shall comply with the definitions contained in this Chapter as
well as Article IX, Land Use, of the Downey Municipal Code (DMC ). The four sub-districts within
the Rancho Los Amigos South Campus Specific Plan are shown below in Figure 5A, Sub -
Districts:
Figure 5A, Sub -Districts
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5.4.2 Flex Tech/Bio-Medical (FTBM) Sub-District
The intent of the Flex Tech/Bio-Medical Sub-District is to promote job-creating uses in fields
related to surrounding industries. The sub-district seeks to complement the Rancho Los Amigos
Rehabilitation Center to the north, with office/medical office uses that can provide supportive
services to one of the largest medical facilities in the region. The Flex Tech/Bio -Medical S ub-
District would integrate existing uses and plan for the long-term potential redevelopment of the
large industrial facilities currently in use. This Sub-District encourages grouping a range of light
industrial, office, and research uses together to create an innovation hub within Downey.
Figure 5B, FTBM Sub -District
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5.4.3 Regional Public Facilities (RPF) Sub -District
The intent of this Sub-District is to compliment regionally serving Los Angeles County facilities
that are currently under development. While all subdistricts will accommodate the potential for
public uses, this sub-district encompasses the facilities currently under development, including
the L.A. County ISD/Probation Headquarters and other County administrative offices.
Figure 5C, RPF Sub -District
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5.4.4 TOD Corridor Sub -District
The intent of this Sub -District is to create transit-supportive uses around the future Metro
Gardendale Transit Station. The future development of this district will be focused around
facilitating access to the station, whether through adjacent higher density residential or
connective complete street improvements in and around the RLASCSP. Targeted
neighborhood serving commercial uses will help support residents and grow the district into a
desirable place for professionals who will have the ability to access a large portion of the region
for job opportunities.
Figure 5D, TODC Sub -District
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5.4.5 Community Serving Uses (CS) Sub-District
The intent of this Sub -District is to provide community open space and recreational uses
accessible to the surrounding sub-districts and adjacent established neighborhoods. The future
athletic complex will serve as an anchor for the area, with mature trees and existing landscape d
areas.
Figure 5E, CS Sub -District
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5.5 Allowable Land Uses
Table 5-1, Allowable Land Uses, provides a comprehensive list of the City of Downey’s zoning
classifications and the intended allowed uses within each Sub-District. Ancillary uses for each
Sub -District are also considered and permitted within Table 5 -1. The “Notes” column of Table 5-
1 indicate more precisely the use regulations for specific uses or operating characteristics Refer
to the Downey Municipal Code Article IX – Land Use, Chapter 1 – General Provisions and
Definitions for clarification and definitions of Land Uses or Activities listed below in Table 5-1.
Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses . Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable
section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub -Districts Notes
FTBM RPF TOD CS
RESIDENTIAL USES
Accessory dwelling units N N N N
Apartments P P P N
Condominiums P P P N
Conversion of buildings to multiple ownership N N N N
Duplex dwellings N N N C
Family day care home, child
large (9-14)
small (8 or fewer)
N N N N
Home occupants P P P N
Junior accessory dwelling units N N N N
Mobile homes/manufactured
home parks
N N N N
Multi-family dwellings P P P C
Prefabricated housing P P P C
Rooming house N N N N
Residential care facility
large (7-14) small (6 or fewer)
N
P
N
P
N
P
N
P
Senior citizen housing
development
P P P P Subject to DMC Section 9418
Single-family dwellings
(detached)
N N N N
Single resident occupancy C C C N
Special events C C C C
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Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses . Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable
section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub -Districts Notes
FTBM RPF TOD CS
Townhomes P P P N
Transitional/supportive housing P P P N Subject to Section 5.10
PUBLIC USES
Utility distribution stations N N N C
Parks and recreation facilities A A A P
Public utilities N N N N
Religious, fraternal, or service
organizations
P P P P
Schools
public
private
P
P
P
P
P
P
N
N
Daycare A A A N Daycare is allowed within
primary use buildings.
ACCESSORY USES AND STRUCTURES
Accessory living quarters C C C N
Domestic animals N N N N Service animal, permitted for residents
Parking – surface and structure P P P P
Small wind energy systems C C C C Must be located on rooftop.
Free standing is prohibited
Temporary trailer P P P P Temporary, construction office
Wireless communication
facilities
C C C C An antenna structure and any
appurtenant facilities or
equipment
COMMERCIAL USES
AUTOMOBILE AND OTHER VEHICLE SALES, SERVICES, AND EQUIPMENT
Automobile, light truck, and
motorcycle sales, new
N N N N
Automobile, light truck, and
motorcycle sales, used
N N N N
Automobile accessories and
parts stores
N N N N
Automobile paint and body N N N N
Automobile rental agencies N N N N
Automobile repair N N N N
Automobile wholesale and
broker offices
N N N N
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Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses . Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable
section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub -Districts Notes
FTBM RPF TOD CS
Carwash, full-service, self -service and coin operated N N N N Mobile carwash services, non-permanent
Mobile homes/manufactured
home sales
N N N N
Recreational vehicle sales N N N N
Service stations N N N N
Truck and trailer sales N N N N
Towing services N N N N
Vehicle impound and storage
yard
- Commercial
- County Operated
N
P
N
P
N
P
N
P
EATING AND DRINKING ESTABLISHMENTS
Bars, taverns, pubs, micro-
breweries w/food and drink
C C C N
Bakeries - Retail C C C A TOD and CS no off site sales
Liquor stores and other off-sale
alcohol establishments
C C C N
Night clubs N N N N
Restaurants, cafes, coffee
establishments
with alcohol sales
with drive-thru
with live entertainment
P
C
N
C
P
C
N
C
P
C
N
C
A
N
N
C
Integrated within medical/tech
building(s) or standalone
FINANCIAL, PROFESSIONAL SERVICES AND OFFICE USES
Check cashing N N N N
Financial services P P P N
Group counseling P P P N Counseling services (in-house
or contracted)
Medical outpatient services P P P N
Offices
business and professional
medical
P
P P N
GENERAL COMMERCIAL USES
Adult businesses N N N N
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Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses . Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable
section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub -Districts Notes
FTBM RPF TOD CS
Animal sales and services animal sales
boarding/kennels
shelters
feed and supplies
grooming hospitals/veterinary
N N
N
P
N
C C
N N
N
P
N
C C
N N
N
P
N
C C
N N
N
P
N
N N
Subject to Section 5.10 and County of Los Angeles and
State of California standards
and regulations, as amended
Arcades, video games N N N N
Auction house N N N N
Audio and video broadcasting P P P N
Banquet facilities, ballrooms,
and concert halls
N N N N
Biomedical use P P P N
Blueprint and photocopy
services
P P P N
Building/contractor supplies N N N N
Cabinet making and carpenter shops C C C N
Caretakers’ residences N N N C
Catering companies P P P N
Convention and exhibition halls C C C N
Christmas tree and pumpkin
sales
N N N C
Cyber cafes A A A N
Day care center
adult
child
A
A
A
A
A
A
N Daycare is allowed within
primary use buildings.
Day spa N N N N
Fax and photocopy services P P P N
Firework stands N N N N
Fortune telling N N N N
Funeral services N N N N
Hotels P P P N There is a lack of available
hotels nearby for families with a
relative in inpatient care
Janitorial supplies and services P P P N
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Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses . Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable
section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub -Districts Notes
FTBM RPF TOD CS
Kiosks permanent
temporary or semi-
permanent
A A
A
A A
A
A A
A
C C
C
Shall not impede vehicular or pedestrian access and shall
comply with Section 9142 of the
DMC.
Laboratories P P P N Must be medical related
Laundries
limited unlimited
A A A A Inhouse cleaning of bedding for
inpatient care
Machine shop and tool repair A A A A Inhouse maintenance facilities
Mail and shipping services P P P N Within gift shop/inhouse store
Massage therapy establishment C C C N
Medical equipment sales P P P N
Minor commercial recreation C C C P
Motels N N N N
Motion picture production P P P P
Parking – surface and structure P P P P
Passenger stations, bus and
rail
P P P P
Personal improvement services P P P N
Personal services P P P N
Pest control services N N N N
Pharmacies P P P N Inhouse of primary use
buildings
Plumbing, electrical,
mechanical shops and services
A A A A Inhouse maintenance facilities
Printing shops P P P N
Public utility offices N N N N
Recycling collection center A A A A
Repair services, consumer P P P N
Research and development P P P N
Restaurant/hotel supply and
services
P P P N
Retail sales, new P P P N
Retail sales, used N N N N
Silk screening N N N N
Smoke, cigar, hookah lounges C C C N
Swap meets & flea markets N N N C
Tanning salons P P P N
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Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses . Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable
section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub -Districts Notes
FTBM RPF TOD CS
Tutoring centers P P P N
Upholstery, re-upholstery N N A N
Utility distribution stations N N N N
Wedding chapels N N N N
Welding shops N N N N
OTHER USES
Ambulance service N N N N
Auction house N N N N
Churches and other places of
religious worship
A N N N
Colleges, public or private N N N N
Convalescent hospitals/nursing
homes/assisted living facilities
P P P P Subject to DMC Section 9422
Cultural institutions P P P P
Emergency shelters, up to 30
occupants
P P P N Subject to Section 5.10
Hospitals P P P N
Public Buildings and Facilities P P P N Subject to Section 5.10
Medical services P P P A
Parks and recreational facilities A A A P
Antique and collectible stores N N N N
Florist shops A N N A Permitted within primary use
buildings
Drug stores P P P N Permitted within primary use
buildings
Nurseries and garden supply
stores
N N A N
WHOLESALE, STORAGE AND DISTRIBUTION USES
Parcel delivery terminals N N N N
Refrigeration plant N N N N
Self -storage, min-storage, mini-
warehouse, and recreational
vehicle storage
N N N N
Storage yards (Commercial) N N N N
Warehouse N N N N
Wholesale brokers, jobbers,
dealers, distributors
N N N N
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Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses . Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable
section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub -Districts Notes
FTBM RPF TOD CS
ACCESSORY USES AND STRUCTURES, AND OTHER USES
Accessory living quarters N N N N
Domestic animals C A P P Service animal, permitted for
residents
Small wind energy systems C C C C Must be located on rooftop.
Free standing is prohibited
Wireless communication
facilities
C C C C An antenna structure and any
appurtenant facilities or
equipment
MANUFACTURING USES
Manufacturing - Biomedical use P P P N
Manufacturing - Electronics P P P N
Manufacturing - Equipment,
instruments and medical/dental
products and components
P P P N
Manufacturing - Food products P P P N
Manufacturing - Office and
related machinery
P P P N
Manufacturing -
Pharmaceuticals
P P P N
Manufacturing - Textile, clothing, manufacturing P P P N
Manufacturing - Laboratories,
dry
P P P N
Manufacturing - Laboratories,
wet
P P P N
Plastic, rubber, packing
manufacturing
N N N N
Manufacturing - Finished products P P P N
Manufacturing - Wood products
manufacturing
N N N N
Manufacturing - Heavy
manufacturing
N N N N
Note: Where ever inconsistencies exist between the RLASCSP and the DMC, then the
RLASCSP takes precedent.
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5.7 Development Standards for Specific Districts
This section provides the development standards for each use within the Specific Plan area.
These standards shall govern all land uses and activities within the RLASCSP. The Downey
Municipal Code shall also apply. However, when these development standards conflict with one
another, the Specific Plan shall prevail.
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5.7.1 Flex Tech/Bio-Medical (FTBM) Sub-District
The Flex Tech/Bio-Medical Sub-District is intended to complement the Rancho Los Amigos
Rehabilitation Center to the north. This Sub-District will focus on providing medical offices,
general offices, research and development, light industrial, and neighborhood retail uses.
These uses will support additional medical services and medical sector job growth for one of the
largest medical facilities in the region. Table 5-2, FTBM Development Standards, outlines the
specifics of development standards for this Sub-District.
Table 5-2
FTBM Development Standards
Development Standards Requirement Notes
Lot Area – minimum (square feet) 25,000 sq ft
Lot Width – minimum (feet) 100 feet
Lot Depth – minimum (feet) 100 feet
Density – maximum (du/ac) 40-75 du/ac Maximum dwelling units may be exceeded
with the inclusion of amenities as described
in this Chapter
Minimum Residential Dwelling Unit Sizes 1 Bdrm = 600 sf 2 Bdrm = 750 sf
3 Bdrm = 1,000 sf
Floor Area Ratio – maximum 2.5 FAR
Lot Coverage - maximum N/A
Building Height – maximum (feet) 6-Stories 75 feet
Setbacks – minimum (feet)
Front
Rear Residential adjacent
(1) Non-residential
adjacent
Side Interior Lot Corner Lot
0 feet
10 feet (1)
0 feet
0 feet 0 feet
(1) Refer to Section 5.8
Building Step Back Minimum 12 feet
above 30 foot building
height
Stepback requirements shall be required
along Gardendale Avenue and when
adjacent to existing residential uses at time
of plan adoption. Refer to Section 5.8.
Building Separation – minimum (feet) Not Required
Air Conditioning, Mechanical Roof and Utility Equipment DMC Section 9504
Landscaping, Lighting, Walls DMC Section 9520
Off -Street Parking and
Loading
DMC Chapter 7
Signage DMC Chapter 6
Trash Enclosures DMC Section 9528
Wireless Communication
Facilities
DMC Section 9426
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5.7.2 Regional Public Facilities (RPF) Sub-District
The intent of this Sub-District is to compliment regionally serving Los Angeles County facilities
that are currently under development. While all subdistricts will accommodate the potential for
public uses, this sub-district encompasses the facilities currently under development, including
the L.A. County ISD/Probation Headquarters and other County administrative offices.
Table 5-3
RPF Development Standards
Development Standards Requirement Notes
Lot Area – minimum (square feet) 25,000 sq ft
Lot Width – minimum (f eet) 100 feet
Lot Depth – minimum (feet) 100 feet
Density – maximum (du/ac) 60 du/ac Maximum dwelling units may be exceeded with the inclusion of amenities as described
in this Chapter
Minimum Residential
Dwelling Unit Sizes
1 Bdrm = 600 sf
2 Bdrm = 750 sf 3 Bdrm = 1,000 sf
Floor Area Ratio – maximum 1.5 - 2.5 FAR
Lot Coverage - maximum N/A
Building Height – maximum
(feet)
6-Stories
75 feet
Setbacks – minimum (feet) Front
Rear
Residential adjacent (1)
Non-residential adjacent
Side
Interior Lot Corner Lot
0 feet
10 feet (1)
0 feet
0 feet 0 feet
(1) Refer to Section 5.8
Building Step Back Minimum 12 feet
above 30 foot building
height
Stepback requirements shall be required
along Gardendale Avenue and when
adjacent to existing residential uses at time
of plan adoption. Refer to Section 5.8.
Building Separation –
minimum (feet)
Not Required
Air Conditioning, Mechanical Roof and Utility Equipment DMC Section 9504
Landscaping, Lighting, Walls DMC Section 9520
Off -Street Parking and Loading DMC Chapter 7
Signage DMC Chapter 6
Trash Enclosures DMC Section 9528
Wireless Communication
Facilities
DMC Section 9426
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5.7.3 TOD Corridor Sub-District
The TOD Corridor Sub-District is intended to create transit-supportive uses around the future
Gardendale Transit Station. This includes residences, neighborhood commercial, general
office, public facilities, and possibly light industrial uses. Table 5-4, TOD Development
Standards, outlines the specifics of development standards for each use within this Sub -District.
Table 5-4
TOD Development Standards
Development Standards Requirement Notes
Lot Area – minimum (square feet) 25,000 sq ft
Lot Width – minimum (feet) 100 feet
Lot Depth – minimum (feet) 100 feet
Density – maximum (du/ac) 40-75 du/ac Maximum dwelling units may be exceeded
with the inclusion of amenities as described
in this Chapter.
Minimum Residential Dwelling Unit Sizes 1 Bdrm = 600 sf 2 Bdrm = 750 sf
3 Bdrm = 1,000 sf
Floor Area Ratio – maximum 2.5 FAR
Lot Coverage - maximum N/A
Building Height – maximum (feet) 6-Stories 75 feet
Setbacks – minimum (feet)
Front
Rear Residential adjacent (1)
Non-residential
adjacent
Side Interior Lot Corner Lot
0 feet
10 feet (1)
0 feet
0 feet 0 feet
(1) Refer to Section 5.8.
Building Step Back Minimum 12 feet
above 30 foot building
height
Stepback requirements shall be required
along Gardendale Avenue and when
adjacent to existing residential uses at time of plan adoption. Refer to Section 5.8.
Building Separation –
minimum (feet)
Not Required
Air Conditioning, Mechanical Roof and Utility Equipment DMC Section 9504
Landscaping, Lighting, Walls DMC Section 9520
Off -Street Parking and
Loading
DMC Chapter 7
Signage DMC Chapter 6
Trash Enclosures DMC Section 9528
Wireless Communication
Facilities
DMC Section 9426
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5.7.4 Community Serving Uses (CS) Sub-District
The Community Serving Uses Sub -District is intended to provide open space and recreational
uses with an athletic complex. The location, adjacent to the TOD Corridor Sub-District, existing
St. Pius X - St. Matthias Academy, and neighboring residences is intentional and will provide for
additional recreational opportunities for the area. Table 5-5, CS Development Standards,
outlines the specifics of development standards for each use within this Sub-District.
Table 5-5
CS Development Standards
Development Standards Requirement Notes
Lot Area – minimum (square
feet)
10,000 sq ft
Lot Width – minimum (feet) 100 feet
Lot Depth – minimum (feet) 100 feet
Density – maximum (du/ac) 40-75 du/ac Maximum dwelling units may be exceeded with the inclusion of amenities as described
in this Chapter
Minimum Residential Dwelling Unit Sizes 1 Bdrm = 600 sf 2 Bdrm = 750 sf
3 Bdrm = 1,000 sf
Floor Area Ratio – maximum 0.5 FAR
Lot Coverage - maximum N/A
Building Height – maximum
(feet)
6-Stories
75 feet
Setbacks – minimum (feet) Front
Rear Residential adjacent
(1)
Non-residential adjacent
Side Interior Lot
Corner Lot
0 feet
10 feet (1)
0 feet
0 feet
0 feet
(1) Refer to Section 5.8.
Building Step Back Minimum 12 feet
above 30 foot building
height
Stepback requirements shall be required
along Gardendale Avenue and when adjacent to existing residential uses at time of plan adoption. Refer to Section 5.8.
Building Separation –
minimum (feet)
Not Required
Air Conditioning, Mechanical
Roof and Utility Equipment
DMC Section 9504
Landscaping, Lighting, Walls DMC Section 9520
Off -Street Parking and
Loading
DMC Chapter 7
Signage DMC Chapter 6
Trash Enclosures DMC Section 9528
Wireless Communication Facilities DMC Section 9426
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5.8 Special Setback and Stepback Requirements
The purpose and intent of this section is to provide minimum standards for property line
setbacks and building stepbacks to protect adjacent residential neighborhood integrity and
character. Th ese special requirements apply to residential uses that were in existence at the
time of adoption of the Specific Plan. The follow standards shall apply: .
1. Adjacent to Gardendale Street. For project boundaries directly facing Gardendale
Street , the following standards shall apply:
a. 20-foot minimum building setback from property line (See “A” in Figure 5F)
b. 12-foot minimum building stepback for building heights greater than 30-feet (See
“B” and “C” in Figure 5F
Figure 5F: Gardendale Avenue Setback Requirements
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2. Adjacent to Existing Residential. In cases where existing residential development is
adjacent to the Specific Plan’s boundaries, the following standards apply:
a. 10-foot minimum building setback from property line (See “A” in Figure 5G)
b. 12-foot minimum building stepback for building heights greater than 30-feet (See
“B” and “C” in Figure 5G)
c. Appropriate planting, trees or other natural materials shall be provided within the
view plane of adjacent residential uses.
5.9 Façade Modulation Standards
The purpose and intent of this section is to provide minimum standards to reduce the
appearance of long, monolithic wall planes in the Specific Plan area.
1. Definition. Façade modulation shall mean the adjustment or variation in wall plane,
proportion, scale or design expression to enhance architectural character.
2. Façade modulation may be realized through use of minimum eighteen (18”) inch
changes in building plane, incorporation of minimum six (6’) foot deep step backs,
material changes, use of detail such as horizontal banding, use of bulkheads at
storefronts, window surrounds, vertical and horizontal articulation shading devices such
as eyebrows and awnings, ornament,
Figure 5G: Residential Adjacent Setback Requirements
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a. Project applicants may propose alternative design features/elements that achieve
the same objective to reduce the appearance of long, monolithic wall planes in
the Specific Plan area
5.10 Regulation for Special Uses
The purpose and intent of this section is to provide minimum standards for the Special Uses
within the Specific Plan area compatible with surrounding land uses. These uses generally have
a unique and distinct impact on the area in which they are located or are capable of creating
special problems for adjacent properties unless given special development and operating
standards. The following uses are subject to the following specific development and operating
standards:
1. Emergency Shelters
a. Subject to Section 9430.04 of the Downey Municipal Code
b. No more than two emergency shelters area permitted in Specific Plan area.
c. Subject to Chapter 6 of this Specific Plan.
2. Transitional Housing/Supportive Housing
a. Subject to Section 9430.06 of the Downey Municipal Code.
b. No more than one transitional/supportive housing project in each of the
following subdistricts: FTBM, RPF, and CS.
c. No more than two transitional/supportive housing projects in the TOD
subdistrict.
d. Subject to Chapter 6 of this Specific Plan.
3. Storage Yards
a. Conduct of Uses. All uses shall be conducted entirely within a completely
enclosed building. Outdoor activities and storage may be permitted provided
such activities and storage are screened from the public view by a solid
decorative masonry wall or opaque ornamental fence which shall not exceed
ten (10) feet in height. Such uses shall not extend above the wall or fence. No
chain -link fences are allowed. Businesses which require open sales and display areas may be permitted modifications from this requirement when
app roved by the City Planner.
b. Outdoor Storage. The outdoor storage of materials, products, waste products,
and construction materials shall be prohibited between the front of the
principal building or buildings and the public street which abuts the principal
building or buildings. Any such exterior storage elsewhere on the property
shall be screened by fencing or landscaping treatment in such a manner that
such storage shall not be visible from any abutting Residential or Commercial
Zone, public street, or public land. No materials or wastes shall be deposited
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upon a subject lot in such form or manner that they may migrate or be
transferred off the lot by natural causes or forces. Wastes which might cause
fumes or dust, which constitute a fire hazard, or which may be edible by, or
otherwise be attractive to, rodents or insects shall be stored only in closed
containers in required enclosures.
4. Animal Shelters/Facilities
Operators of animal shelters/facilities must comply with the following conditions. Failure
to comply may result in revocation of the conditional use permit.
a. The animal shelter/facilities operations shall be conducted in a manner that
does not create a public or private nuisance. Any such nuisance must be
abated immediately upon notice by the City of Downey.
b. The placement of outdoor storage bins (including containers, trailers, or
enclosures) on the Project Site shall be prohibited, except during the
construction process pursuant to an active building permit.
c. Housing facilities for animals must be structurally sound and maintained in
good repair to protect the animals from injury, contain the animals, and
restrict the entrance of other animals.
d. All animals must be supplied with sufficient food and water suitable for the age, species, and nutritional requirements of the animal. Animals must have
access at all times to potable water, unless otherwise directed by a
veterinarian. All animal food must be properly stored to prevent
contamination, infestation by vermin, and exposure to the elements.
e. Animals must be groomed and kept in a manner that is not injurious to their
health. All animal buildings or enclosures must be maintained in a clean and
sanitary condition to control odors and prevent the spread of disease.
f. All animals must be maintained in a manner to eliminate excessive and
nighttime noise.
g. No animals may be without attention for more than 12 consecutive hours.
h. Animals may not be neglected, teased, abused, mistreated, annoyed,
tormented, or in any manner made to suffer.
i. No condition may be maintained or permitted that is or could be injurious to
the animals.
j. Tethering of animals is prohibited except as permitted under California Health
and Safety Code section 122335.
k. Animal buildings and enclosures must be constructed and maintained to
prevent escape of animals. All reasonable precautions must be taken to
protect the animals and the public.
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l. An animal facility must isolate sick animals so as to not endanger the health
of other animals.
m. A building or enclosure for animals must be kept in a sanitary condition and in
good repair, and must be constructed of material easily cleaned. The building
must be properly ventilated to prevent drafts and to remove odors. Heating
and cooling must be provided to meet the physical need of the animals, with
sufficient light to allow observation of the animals and proper sanitation. An animal facility must be equipped with working smoke alarms and have means
of fire suppression, such as a sprinkler system in each room where animals
are kept, or functioning fire extinguishers.
n. An animal must be taken to a veterinarian for examination or treatment if the
Director orders the owner or custodian to do so.
o. Proper shelter and protection from the weather must be provided at all times.
p. An animal must not be given any alcoholic beverage, unless prescribed by a
veterinarian.
q. Animals that are natural enemies, temperamentally unsuited or otherwise
incompatible, must not be housed together, or so near each other as to cause
injury, fear, or torment. Two or more animals can be housed together if they
do not harm each other.
r. No animal may be allowed to constitute or cause a hazard, or be a menace to
the health, peace, or safety of the community.
s. All animal shelters and facilities shall comply with all County and State
regulations.
5. Laboratories (medical related)
All activities, uses, and operations shall be conducted in accordance with the applicable
statutes, laws, ordinances, rules, and regulations of all governmental pollution control
agencies having jurisdiction.
a. Solid Waste Disposal. There shall not be dumped, placed, or allowed to remain
in any property, in any subdistrict, any refuse, trash, rubbish, or other waste materials outside a permanent building, except in noninflammable, covered, or
enclosed containers so arranged and constructed that they will not be tipped or
upended by winds of up to thirty (30) miles per hour.
b. Noise. See Sections 4600.2, 4602, and 4606 of Chapter 6 of Article IV of this
Code.
c. Storage and Distribution of Dangerous Materials The storage and distribution of
dangerous materials shall conform to the standards of this article. In those
instances where there are no applicable standards, the storage and distribution
of such materials shall not be permitted until a Conditional Use Permit has been
approved by the Commission.
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d. T he use of radioactive materials within any subdistrict shall be limited to
measuring, gauging, and calibration devices, as tracer elements in X-ray and like
apparatus, and in connection with the processing and preservation of foods. In
no event shall radioactivity, when measured at each lot line, be in excess of two
and seven-tenths (2.7) by ten (10) to the eleventh (11th) power microcuries per
milliliter of air at any moment of time.
e. Odors and Toxic Gases. Odors from gases or other odorous matter shall not be in such quantities as to be noticeable beyond the lot line of the use. Toxic gases
or matter shall not be emitted which can cause any damage to health, animals,
vegetation, or other forms of property or which cause soiling beyond the lot lines
of the use.
5.11 Occupant/User Categories
The Specific Plan area is unique in that the entire plan area is under the sole ownership of the
County of Los Angeles. This unique characteristic is reflected in the occupant/user categories
defined in this Section. The user table identifies Special Uses that would be subject to Section
5.8 above and Section 5.10 below subject to the occupant/user type. The categories defined
below are intended to encapsulate the different uses of property as either a County facility or a
private user. The County of Los Angeles is required to fulfill a public service obligation which is
reflected in Section 5.10 because this Specific Plan is intended to achieve the mutual goals of
the City and the County, not increase obstacles to meeting this purpose. However, a private
user is not under the same considerations.
1. County Operated Facilities
County operated facilities are developed by and remain under control of the County of
Los Angeles for operational functions of the multiple County departments. These
facilities are also inclusive of facilities that were developed by a third party but operated
by the County of Los Angeles and facilities that are operated by a third part to fulfill the
County’s public service obligation. Third party operations classified as County Operated
Facilities must be under direct oversight by the County of Los Angeles and provide direct
services to the public.
2. County Housing Developments
County housing developments are considered to be housing development of any type
that is sponsored by the County of Los Angeles through funding for development and/or
operation of the housing facility. This category applies to housing development projects
proposed by third party contractors under the direction of the County of Los Angeles as
part of its public service obligation. Third party must clearly show that it is working at the
immediate direction of the County of Los Angeles.
3. Third Party Operators
Third party operators are considered to be facilities that are developed or operated by a
third party without oversight or reporting to the County of Los Angeles. Tenants who
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lease a facility or land from the County of Los Angeles but whose operations are not
related to the public service obligations of the County. Third parties or tenants who
operate independent private businesses are categorized separately from categories 1
and 2 above and thus are not subject to the same classification as a public agency.
4. Non -County Property Owner
Upon the sale of any property within the Specific Plan area to a non-public agency, the
new property owner is considered to be a non-County property owner. Non-County
property owners who operate independent private businesses or propose for profit
development are categorized separately from categories 1 and 2 above and thus are not
subject to the same classification as a public agency.
5.12 Review and Approval process for Special Uses
The Specific Plan area calls for flexibility to allow the County of Los Angeles the ability to
support the operations of multiple departments and fulfill the County’s public service obligation .
As s uch, a unique review process has been established for Special Uses operated or developed
by the County within the RLASC Specific Plan. Such Special Uses would typically require a
Conditional Use Permit in other areas of the City. The review process established below will
allow for continued partnership between the City of Downey and the County of Los Angeles in
order to move forward toward achieving a vibrant TOD community within the Specific Plan area.
However, because the Special Uses have a potential to cause impacts on surrounding
properties and activities, private operators are required to follow the Conditional Use Permit
process. The categories defined above identify two categories (1&2) which will follow the
consultation process with the City whereas, as private operator, the remaining categories (3&4)
will need to comply with the Conditional Use Permit process.
1. Project Consultation is required for all Special Uses proposed for County Operated
Facilities and County Housing Developments. The Project Co nsultation process is an
administrative review subject to the procedures set forth below. All applications must be
compliant with any specific standards identified in Section 5.8 above and comply with
development standards and guidelines established in this Specific Plan.
a. County & Developer must provide:
i. A complete description of the proposed project and scope of work
ii. A minimum of seven sets of project plans
iii. One electronic version of project plans
iv. City staff will be provided a minimum of 30-days to review and provide
comments on said projects.
2. A Conditional Use Permit is required for all Special Uses proposed for Third Party
Operators and Non-County Property Owners. The Conditional Use Permit Process is a
discretionary review subject to the procedures set forth in Section 9824 of the Downey
Municipal Code.
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Chapter 6.0 Design Guidelines
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Contents
Chapter 6.0 Design Guidelines ......................................................................................... 3
6.1 Introduction .................................................................................................... 3
6.1.1 Introduction and Purpose............................................................................ 3
6.1.2 How to Use the Design Guidelines ................................................................ 3
6.1.3 Guiding Principles ...................................................................................... 3
6.1.4 Land Use Sub-Districts ................................................................................ 8
6.2 Area-Wide Common Design Guidelines ............................................................... 9
6.2.1 Land Use Compatibility ............................................................................... 9
6.2.2 Site Planning & Building Placement............................................................... 9
6.2.3 Circulation Design .....................................................................................12
6.2.4 Parking Design ..........................................................................................14
6.2.5 Architectural Design & Character.................................................................17
6.2.6 Public Realm Design ..................................................................................20
6.2.7 Open Space & Paseos ................................................................................24
6.3 Multi-Family Residential Design Guidelines .............................................................27
6.3.1 Site Planning & Building Placement..............................................................27
6.3.2 Circulation Design .....................................................................................28
6.3.3 Parking Design ..........................................................................................28
6.3.4 Architectural Design and Character..............................................................29
6.3.5 Open Space and Paseos .............................................................................31
6.4 Commercial Design Guidelines ..........................................................................32
6.4.1 Site Planning and Building Placement ................................................................32
6.4.2 Circulation Design .....................................................................................33
6.4.3 Parking Design ..........................................................................................33
6.4.4 Architectural Design and Character..............................................................35
6.4.5 Open Spaces and Paseos ............................................................................36
6.5 Light Industrial, Office, and Public Facilities Design Guidelines ..............................37
6.5.1 Site Planning and Building Placement ...........................................................37
6.5.2 Circulation Design .....................................................................................38
6.5.3 Parking Design ..........................................................................................39
6.5.4 Architectural Design and Character..............................................................40
6.5.5 Open Space and Paseos .............................................................................41
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Chapter 6.0 Design
Guidelines
6.1 Introduction
6.1.1 Introduction and Purpose
The Rancho Los Amigos South Campus
(RLASCSP) Specific Plan Design Guidelines are
intended to guide development that is high
quality, cohesive, and representative of the
future vision for the South Campus Area. The
guidelines provide direction for proceeding with
design projects and illustrate options and
techniques that assist property owners,
developers, architects, and others when
determining the appearance, functionality, and
design of new development.
The RLASC Specific Plan area (referred to
hereon out as “Specific Plan area ”) is unique
due to the number of anticipated projects by
different agencies within the Specific Plan area
boundary. This includes future development
plans for facilities by the County of Los Angeles,
a planned commuter rail line and transit station
by Metro, and the potential for private
development should the County decide to make
land available for lease or purchase. This
introduces a number of influencing agencies
and factors and makes it particularly important
to have an established set of Design Guidelines
to ensure thoughtful, high-quality, and cohesive
design of all future development within the
Specific Plan area .
6.1.2How to Use the Design
Guidelines
The Design Guidelines provide
recommendations when completing a
development project. These design guidelines
do not replace any regulatory considerations
articulated in Chapter 5 of this Plan, rather shall
complement them and provide explicit
guidance for design-related considerations.
Prior to submitting a project, applicants should
review the Design Guidelines to ensure that
their proposed development is in keeping with
the character of the community and guiding
principles envisioned for the Specific Plan area.
The Design Guidelines are not zoning
regulations or development standards and do
not supersede regulations or standards found in
the Downey Municipal Code. Where there is
conflict between the Design Guidelines and
other applicable City or County Design
Guidelines , the RLASC SP Specific Plan Design
Guidelines will take precedence.
Projects must be consistent with the intent of
the guidelines, however alternative design
approaches that meet the intent of the Design
Guidelines but are not expressly discussed
within this Chapter may be considered by the
decision-making body.
This document includes design guidance for the
development of a variety of residential,
commercial, office, and industrial projects. To
emphasize the cohesive nature of the Specific
Plan, the Design Guidelines are organized by
area-wide design principles and supplemented
with specific design guidelines to address
unique considerations associated with certain
uses. Graphics and diagrams are included to
illustrate guideline intent and are not intended
to show the only possible design treatment or
design solution.
6.1.3 Guiding Principles
The Design Guidelines are intended to establish
a high standard for design and future
development within the RLASC Specific Plan
area. The Specific Plan anticipates a wide
variety of potential uses within the Specific Plan
area, including residential, neighborhood-
supporting commercial, medical and
professional offices, open space, and the
existing manufacturing, industrial, and Los
Angeles County public uses. These uses can
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often differ in scale, massing, architectural
design, and building placement depending on
the needs of each specific project . Successful
design depends largely on having the correct
composition of uses, the appropriate size and
form of buildings, a relationship of those
buildings to open space, the ability for people
to get to the area easily through multiple
modes of transit, and the ability to easily
explore the space once inside.
The following Guiding Principles were identified
in order to provide a clear and focused direction
when developing the Design Guidelines. They
incorporate community feedback from outreach
workshops as well as local stakeholder
knowledge of the area in order to ensure that
the Design Guidelines are supportive of the
overall vision of the RLASC Specific Plan.
Guiding Principle 1: Create a cohesive and
vibrant mixed-use district that blends the
diverse collection of uses anticipated for the
Specific Plan area.
Guiding Principle 2: Establish a new hub of
activity within Downey that serves both on-site
users and the surrounding community.
Guiding Principle 3: Preserve the existing
historic character of the area, including the
established vegetation and open space.
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Guiding Principle 1: Create a cohesive and
vibrant mixed -use district that blends the diverse
collection of uses anticipated for the Specific
Plan area .
For decades the Rancho Los Amigos South
Campus has stood largely vacant, with aging
str uctures, construction fencing, and safety
concerns defining the perception of the area.
The goal of the RLASC Specific Plan is to redefine
the South Campus area as a transit -oriented,
mixed-use district with a collection of:
• Los Angeles County Public Offices;
• Light Industrial and manufacturing;
• Higher-density residential;
• Neighborhood serving commercial uses;
• And publicly accessible open space.
New development within the South Campus
area should provide a range of experiences and
opportunities. The fusion of these uses into one
connected and cohesive campus will be the
defining element of the South Campus area and
create a new vibrant, social and economic hub
area for the City of Downey and surrounding
areas.
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Guiding Principle 2: Establish a new hub of
Innovation and Commerce and living within
Downey that serves both on-site users , the
community and the region.
The proposed Gardendale Metro Station will
provide access to the South Campus area for
people to live, work, and play. Public and
private offices will provide an influx of users
during the day, while commercial and
residential uses will ensure that the space
remains vibrant and activated on weekday
nights and weekends. The Specific Plan area,
therefore, is envisioned as a hub for the local
community and the region by attracting high
quality, higher-wage professional jobs,
supportive commerce and complimented by a
integrated mixed use, transit -supportive
environment.
The Specific Plan area is one of the few large,
primarily “vacant” spaces within the City of
Downey. As single-use spaces, or spaces that
provide a use for only a portion of the day,
continue to decline with the lack of available
land, one of the major goals for the Specific Plan
area will be to ensure that this area is not only a
regional job hub, but that it serves other users
throughout the span of a full day and week.
Housing, commercial retail, restaurants, open
space, and recreational fields will help to
activate the Specific Plan area and complement
the existing and proposed job-creating uses.
Additionally, t he Specific Plan area is located at
the border of both the Cities of Downey and
South Gate and surrounded by established
residential communities on three sides. It is
important that uses within the Specific Plan
area provide local services and shopping
opportunities for residents of the adjacent areas
and not just on-site uses.
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Guiding Principle 3: Preserve the existing historic
character of the area, including the established
vegetation and open space.
The Rancho Los Amigos South Campus has a
rich history and has played an important role in
the development of Downey. From its
agricultural roots as the L.A. County Poor Farm
to its redevelopment as a long-term health care
facility, the focus and intent has cent ered
mainly around uses related to the medical field
and tackling social issues.
Future development of the site should take
measures to honor the heritage of the site
through the potential reuse of buildings, the
iconic water tower, the selection of similar
architectural styles, and the preservation of
established on-site trees and open space areas.
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6.1.4 Land Use Sub-Districts
The Specific Plan area is comprised of the
following Land Use Sub-Districts:
• FlexTech/Bio-Medical Sub-District
• Regional Public Facilities Sub-District
• Transit -Oriented Development Sub-
District
• Community Serving Uses Sub-District
These Sub-Districts define the focus for
development within that area based on the
existing composition of the Specific Plan area
and anticipated future uses . As shown in
Chapter 5 of this document, the allowed uses in
each Sub-District are intentionally broad as to
create a flexible but cohesive land use strategy
across the Specific Plan area. The Sub-Districts
are not intended to segment the Specific Plan
area, but rather create a sense of purpose for
the specific areas within it in order to capitalize
on known or anticipated characteristics.
All potential uses and development projects
within the Specific Plan area are subject to
Design Guidelines of this Specific Pan. Specific
guidelines are also included in this chapter to
address special considerations that only apply
to particular uses.
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6.2 Area-Wide Common
Design Guidelines
The purpose of the Specific Plan Design
Guidelines is to distinguish between
development standards and design objectives
that promote quality architectural interest
throughout the Specific Plan area. The
Guidelines are qualitative, aspirational, and
serve as overall design guidance, and are
intended to shape and form the image of the
Specific Plan revitalization. The guidelines
should be use as an example of the City’s
expectation of quality and design for various
development related design considerations.
6.2.1 Land Use Compatibility
Residential, commercial, and office
structures are encouraged to be placed
adjacent to one another in vertical and
horizontal configurations, in compliance
with minimum setbacks and other
regulatory standards.
When development is in horizontal
mixed-use setting or stacked with
residential on top of commercial or
office uses , design should promote an
urban environment.
Commercial, office, and light industrial
uses should be buffered from
residential uses as much as possible if
not in a vertical mixed-use
development.
Mixed -use building with commerc ial/office use
on bottom and residential on top.
6.2.2 Site Planning & Building
Placement
A. Building Placement and
Orientation
Buildings should be located to define,
connect, and activate open spaces as
usable plazas, parks, and gathering
spaces.
Buildings should be located to clearly
define pedestrian and vehicular
corridors.
Buildings should be located adjacent to
the pedestrian walkway to promote
ease of access and walkability.
Link buildings to areas of high
pedestrian use such as pedestrian
corridors, par king structures, and open
space . Parking structures are
encouraged near the West Santa
Branch Gardendale transit stop to
accommodate regional users and
encourage their activity throughout the
Specific Plan area.
Streetscape areas should respond to
the adjacent use, including any
architectural details or articulation that
may provide additional usable space for
outdoor seating, dining, or events.
The finished floor of ground-level uses
should not be significantly above or
below the adjacent sidewalk.
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Plaz a/courtyard spaces should not be
associated with parking structures.
Open space should be designed and
placed in association with the principal
building.
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B. Site Access, Service Areas, and
Utilities
Entry courtyards and gathering spaces create a
sense o f arrival and signify a pedestrian
entrance to a development.
Pedestrian Access
Pedestrian access should be easily
accessible and recognizable.
Primary building entries should be
emphasized with small entry plazas,
pedestrian scale , and other
architectural details.
A walkway should be provided from the
street to the building entrance if not
located directly off of a sidewalk.
Pedestrian access/linkages should
connect to adjacent sites where feasible
to encourage a pedestrian network
throughout the Specific Plan area.
Vehicular Access
Ingress and egress points to the site
should align with access points on
adjacent properties to create
opportunities for four-way stops and
intersections.
Mid -block crossings provide safe street crossing
conditions for p edestrians and encourage cars
to slow down.
Elements such as speed bumps, mid-
block crossings, neck-downs, and other
traffic calming measures should be
implemented where feasible and
consistent with adopted safety policies
and regulations .
Entrances to parking structures should
be directed away from primary roads
thoroughfares. Elevations of structures
should be screened from street view by
setbacks or landscaping.
Services Areas, Trash Enclosures,
and Utilities
Service areas, such as loading docks,
ut ility areas, and back of house
entrances should be visually blocked
from the street with landscaping or
vertical hardscape elements or
incorporated within the shell of the
building in compliance with DMC Sec.
9716. Some short -term loading may be
located on the street.
Refuse, storage, and equipment areas
should be screened from public streets
and/or neighboring residential
properties. Screening should be
compatible with the design of adjacent
architecture and include screening for
portions visible from above.
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Dimensions of refuse enclosures should
not exceed the reasonable space
required for anticipated uses.
Smart technology can be integrated with refuse
enclosures to facilitate clean, aesthetically
pleasing spaces.
Transformers, backflow prevent ers and
other incidental utility features that are
to remain uncovered should be
properly screened.
Screening must be compatible with
primary building architecture or in the
form of a complementary permanent
screen, such as decorative cut out
metal. Lands caping alone will not be an
acceptable form of screening.
Decorative screening can be used to effectively
hide transformers and other utility features.
6.2.3 Circulation Design
A. Bicycle and Pedestrian
Circulation
Primary pedestrian walkways should be
des igned to promote walkability and
pedestrian safety. This can be
accomplished with ground material
changes or patterns .
Street trees or other impediments should not be
placed in the middle of sidewalks.
Walkways should be located and
designed to minimize the impact of
pedestrians on the privacy of nearby
uses or private open space.
A landscaped planting area between
walkways and building facades is
strongly encouraged.
Street trees or other design elements should be
placed to encourage pedestrian utilization.
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New street configurations should be
designed to shorten walking distances
and block sizes.
B. Vehicular Circulation
Streets should be designed to
encourage efficient movement of
vehicles from streets outside of the
Specific Plan area to internal parking
facilities .
Roadways should accommodate multi-
modal transportation facilities .
Future roadways should incorporate bus multi -
modal transit infrastructure, including dedicated
public transit lanes, bicycle lanes, and
pedestrian sidewalks.
Roadways should curve as well as
inc orporate design features and
landscaping to aid with driver
awareness.
Drive aisles and roadway lane widths
within high-traffic pedestrian areas
should be narrowed.
Street design should discourage long,
straight drive aisles to prevent
speeding.
Site circulation should allow for
emergency access to the entire site and
all buildings.
Provide physical separation of
pedestrians and vehicles when possible
with design features such as protected
bike lanes, raised medians, planting or
hardscape features .
Protected bicycle lanes, raised medians, and
parking configurations are effective ways of
safely creating separation between pedestrians
and vehicles.
C. Street Crossings
Street crossings should be highly visible
and provide protections for
pedestrians, such as lighted crosswalks
and signage, grade changes, material
changes, and on-ground markings.
Street crossings should provide
adequate time or refuge areas for
pedestrians of all mobility levels to
safely cross.
Mid-bloc k crossings are encouraged for
high-traffic areas with long expanses of
street between pedestrian crossing
areas.
Sam ple pedestrian crossing signage
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6.2.4 Parking Design
A. Parking Facilities and Vehicular
Access
General Guidelines
Parking areas associated with multiple
development types should consider
methods to distinguish or physically
separate spaces by individual uses.
Parking lots directly adjacent to public
and private streets are discouraged.
Use of parking structures or fully below
grade parking is encouraged with
garage entries placed at the rear or
sides of the project whenever possible.
Placement of shared parking structures
should be distributed throughout the
Specific Plan area, with one located
adjacent to the West Santa Ana Branch
Gardenda le transit stop to
accommodate regional users.
Electric vehicle charging spaces located within a
parking structure.
Charging units in islands of parking
should be screened with landscape.
Installation of electric vehicle charging
spaces is encouraged.
Unobstructed visibility and clear
delineations between pedestrian paths
and vehicular travel aisles should be
provided.
Parking Lot Design
Single use, ground parking lots are
highly discouraged. Where such lot is
proposed because a shared structure is
not feasible, the following criteria shall
apply:
On site circulation should be clearly
delineated and be designed to not
impede traffic flow.
Dead-end aisles should not be used.
The use of “hammer head” or vehicle
turn around areas may be acceptable in
limited cases.
Surface parking lots must provide shade
trees and/or shade structures .
Shade structures should be designed to
take advantage of solar opportunities
and reduction of heat island effect .
Landscaping within parking lots should
be evenly s paced so as to not block
pedestrian lighting or restrict access to
emergency facilities.
Drought tolerant landscaping is strongly
encouraged and at a minimum,
required to comply with DMC Section
9520.04.
Vehicular Access
The number of vehicular access points
to parking facilities should be minimized
to decrease interruptions to
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surrounding roads, pedestrian paths,
bicycle paths, and alleys.
Entry signage and monumentation assists
visitors with wayfinding throughout the
community.
Vehicular access points should be
clearly identified with signage, lighting,
and landscape features.
Controlled access points on parking lots
and parking structures should be
designed to be set back in order to
accommodate queuing of cars at
primary entrances .
Pedestrian Circulation in Parking
Lots
Pedestrian circulation should be clearly
delineated and separate from
automobile circulation. The use of
landscaping, walkways, and decorative
hardscape to delineate pedestrian
circulation should be used to the
greatest extent feasible.
Pedestrian crossings at driveways and
major circulation aisles should be
accentuated.
Design parking areas so pedestrians
walk parallel to moving cars. Parking lot
design should minimize the need for
pedestrians crossing parking aisles
and/or landscaping islands to reach
building entries.
Pedestrian refuge/walkway adjacent to a parking
lot.
Pedestrian access between parking
facilities and adjacent uses should be
well-defined through signage, floor
material changes, and safety elements
such as bollards, painted walkways,
separated walkways, and landscaping.
Drop-off areas should be designed as
not to conflict with the regular flow of
traffic.
B. Parking Structures
Site Organization
Use of multi-use parking structures is
highly encouraged to make best use of
land area within the Specific Plan area.
At least one structure should be located
to accommodate regional use of the
West Santa Ana Branch Gardendale
transit stop.
Parking structures and garages should
not be located adjacent to local st reets
in order to prioritize that space for
pedestrian-serving uses , such as
commercial storefronts .
Parking structures should incorporate
façade articulation and architectural
elements that provide visual interest.
Creative first - and second-floor exterior
design solutions are encouraged to
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address visibility of cars from the public
realm.
Plaza/courtyard spaces should not be
associated with parking structures.
Open space should be designed and
placed in association with the principal
building.
Parking Structure Design
Exterior elevations of the parking
structure may include horizontal or
sloping design elements, as long as they
are consistent with the look and feel of
adjacent structures .
Parking structures should be designed to be
aesthetically pleasing and complement the
architectural styles of surrounding development.
Design of exterior elevations may be
unique in style, character, and
architectural elements. Proposed
architectural elements should not be in
stark contrast to those of adjacent
structures.
A trellis , living green wall, or other
buffering element may be incorporated
into the building design where blank
walls occur on the structure.
Accent materials, such as decorative
panels, murals, or art installations, are
encouraged on parking s tructures.
Parking structure design should be in
keeping with current best practices .
Low ceiling heights and steep ramp
grades are prohibited.
Stairwells within parking structure should lead
directly out to a public space and be visible from
outside of the structure.
Stairwells should be designed to match
the architectural style of the overall
structure. Creative methods of blending
stairwells, whether internal or external
to the building, are encouraged.
Stairwells should be open to the interior
of the structure and at least partially
open or visible from the exterior.
Stairwells should exit out to the street
or another public space.
Translucent building materials such as
glass provide higher levels of visibility
throughout the structure.
Parking Structure Lighting
Parking structures should be well lit
throughout the entire structure for
pedestrian safety.
Stairwells, elevators, and all pedestrian
walkways or spaces should be lit with a
combination of floor, wall, ceiling, and
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free-standing light fixtures to ensure no
dark spots.
A minimum of 5 foot -candles of
illumination should be provided inside
the structure. Higher lighting levels
should be used in r emote portions of
the structure .
6.2.5 Architectural Design &
Character
A. Architectural Character
Buildings should emphasiz e a clear
architectural style and be properly
articulated and detailed for that style.
Architectural styles should be clearly articulated
and representative of the traditional elements of
that style.
Additions or revitalization to existing
structures should be consistent with the
architectural style of the existing
building.
Architectural elements should serve to
blend buildings into on-site open space
components to create a cohesive
design.
The use and size of specific architectural
details, such as cornices, columns,
banding, or other elements of building
design should be fitting of the
architectural style.
Architecturally, new projects should be
pedestrian-oriented to encourage
walkability.
B. Form and Massing
General Guidelines
Variations in colors, materials, and articulation
indicate different components of a building’s
form.
Each building should have a clearly
identifiable base floor, body, roof lines
and entry points.
Upper floors should include variations
in the façade plane to create contrast,
allow for balcony or other outdoor
amenities , or enhance architectural
elements.
Multi-story buildings should include
stepbacks on upper floors to lessen the
impact of tall buildings on surrounding
uses.
Multi-story buildings should include
horizontal architectural elements such
as banding, windows, trim, awnings,
eaves or other ornamentation.
Multi-story buildings should incorporate
first -floor elements, including arches,
trellises, or awnings, at a human scale
to ensure tha t large structures are
contributing to the character of the
streetscape.
“360°” architecture should be
implemented. All faces of a building, no
matter if visible from a current public
space or not, should receive equal
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consideration in regard to design
features and architectural interest.
Pedestrian Entryways
Entryways shall include high quality,
durable materials that match the
building they are associated with.
Entryways shall be in scale with the
associated building and use.
Primary entries should be recessed to
create architectural articulation for
ease of identification and provide
shielding from the weather. Major
entryways should provide sight lines
into the interior of a building for safety.
Entryways are encouraged to include
landscaping or planters for
identification and softening of hard
building materials.
Entries may include special paving and
lighting unique to the building
occupant.
Roof Design
Roofs should provide an equal level of
design treatment on all elevations and
provide des ign details that reduce
horizontal and vertical mass and scale.
Roofs should be given design
consideration and treatment equal to
the adjacent roof forms.
Development should include variation
in roof lines for architectural interest.
Mixing 2- and 3-story elements creates a varied
roofline and building profile.
Roof elements and design features (e.g.
pitch, materials, eaves, dormers, etc.)
should be consistent on all elevations,
including those that are not visible from
the public right -of-way.
Roof mounted equipment should be
integrated into the overall roof design
to be screened from view.
Wall Articulation
Long building facades should be broken
up through the articulation and
variation of different sections of the
building. Vertical and horizontal design
elements, including windows, banding,
glass tinting or colored glass elements,
or material changes are also effective
ways to break up large facades.
Buildings should incorporate more
detailed design elements at lower levels
where they are easily visible to
pedestrians. This can include façade
articulation to create “forecourt” type
courtyard spaces.
Articulation and architectural details
relating to changes in wall planes
should be incorporated on all sides of a
building.
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C. Materials and Colors
Exterior materials, textures, and colors
should be appropriate for the
architectural style or theme of the
building and contribute to the visual
quality of the area.
Colors and materials should be durable
and not readily deteriorate if exposed
to natural conditions such as rain, wind
and sun.
Colors and materials should appear natural and
complementary of the architecture of the
building.
Materials such as brick, stone, copper,
etc. should be left in their natural
appearance. Such materials should not
appear thin or artificial. Veneer should
turn corners and avoid exposed edges.
Color should be used to accent
architectural details.
D. Green Building Design
Orientation of buildings should be
designed to obtain optimal natural light
and ventilation to reduce energy
consumption.
Rooflines should be oriented towards
the sun’s path to take advantage of
maximum solar gain.
Buildings should be oriented to utilize
natural breezes for passive cooling.
Materials and ventilation technologies
that minimize environmental impacts,
reduce energy and resource
consumption, and promote long -lasting
development are encouraged.
New development should incorporate
green roofs or vertical garden elements
where possible.
All buildings should be designed to
accommodate rooftop solar infrastructure or
other sustainable green building techniques.
Window technologies , such as tinting or
insulated daylighting panels, should be
utilized to decrease the energy costs
associated with cooling buildings during
most of the year.
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6.2.6 Public Realm Design
A. Placemaking Elements
Coverings, such as awnings, canopies,
or architectural elements over
doorways, windows, patios, and
pedestrian walkways should be utilized
to create architectural interest.
Bike racks, transit shelters, and other
transit supportive uses should be easily
accessible and user -friendly.
Traditional bicycle racks, bike lockers, and other
innovative storage solutions provide
opportunities for multi -modal transit.
Bikeways should be visible, accessible
and s afe to encourage their use and
discourage riders using sidewalks and
undesignated vehicle lanes as riding
lanes.
Design should incorporate stormwater
remediation and other Low Impact
Development (LID) techniques into the
streetscape where feasible.
B. Streetscape Furnishings
Streetscape elements, (benches, light
poles, trash enclosures, bicycle storage,
etc.) should be of high-quality materials
and complement the existing
architecture of the area.
Opportunities for s eat walls and raised
planters should be incorporated into
architectural elements when feasible or
complimentary to building architecture.
Streetscape furniture should be
incorporated in a flexible manner to
promote flexible and creative use of the
streetscape area.
Creative streetscape features that serve multiple
purposes, such as the planter walls and
benches shown above are encouraged.
Tree grates should be provided along
street edges and locations where a
continuous -level walking surface is
needed.
Tree grates should be provided to
protec t trees in high activity areas.
Tree grate design should be compatible
with adjacent development and other
street furniture.
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Bike racks, bike corrals, or similar
facilities should be consistent in design
of adjacent streetscape furniture.
C. Walls and Fences
The proportion, scale, and form of the
walls should be consistent with the
adjacent building’s design.
Walls and fences should be kept as low
as possible while performing their
functional purpose.
Landscaping should be used to visually
soften blank s urfaces.
Colors and materials of walls and fences
should complement the style and
character of surrounding architecture.
Visually penetrable materials (e.g.,
wrought iron or tubular steel in
combination w/ natural stone or brick
columns in decorative shapes and
configurations ) should be used in areas
of high pedestrian activity and areas
adjacent to street frontage.
D. Signage and Wayfinding
All signage is subject to compliance with all
regulations in this Specific Plan. In addition to
the basic standards set forth in Chapter 5 must
follow the following guidelines .
Building Identity Signs
Building identity signs should clearly
display the use within the building and
be oriented towards the primary
adjacent thoroughfare .
Building identity signs should be placed
prominently on the top half of the
building and visible.
Building signage should be prominently located
in a visible area to identify the uses within.
Building identity signs should be
designed as a component of the overall
building and complement the
architecture of the building.
Building identity signs should be
proportional to the corresponding
façade.
Building identity signs should include
lighting to increase visibility at night.
Pedestrian Oriented Signs
Awning or canopy signs design s hould
be consistent with adjacent
architecture style and design elements .
Directional wall signs should be placed
within parking structures associated
with a particular use.
Monument Signs
Monument signs should be easily
viewed and understood from eye level
by pedestrians or from a vehicle.
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Monument signs should be creatively integrated
into surrounding elements.
Monument signs should be placed at
entrances to a site or in public spaces
adjacent to building entryways to
indicate nearby businesses or
residential complexes.
Monument signs should be landscaped
at the base where possible to soften the
appearance of hard lines.
Monument signs should be creatively
integrated into surrounding elements.
Wayfinding Signage
Wayfinding signage should not be
placed within the direct pedestrian
zone or obstruct pedestrian traffic flow
in any way.
Wayfinding signage should be clear and
easy to understand by pedestrians and
motorists.
Wayfinding signage associated with an
individual use (commercial, residential,
office) should be consistent in look and
size with other signs of the same use to
provide easier identification of building
uses to pedestrians and motorists.
Creative approaches to wayfinding that
utilize existing vertical elements, such
as streetlight banners, are encouraged.
All signage and associated components
should complement the color and finish
of the surrounding streetscape and
architectural elements.
Window signs are discouraged.
Wayfinding elements should be
designed to be utilized by a variet y of
users, including visually and hearing
impaired.
Cluster signs together where
appropriate for ease of wayfinding and
to decrease the need for multiple poles
within walkways.
Cluster and design wayfinding in a cohesive
manner to increase comprehension.
E. Lighting
General Lighting Guidelines
Lighting should be designed to be
functional as well as contribute to the
overall design quality.
Lighting of private roadways and
bikeways should comply with relevant
standards published by the Illuminating
Engineering Society (I.E.S.).
Vehicle entrances, driveways, parking
and service areas, pedestrian entrances,
walkways, and activity areas should
have a sufficient level of lighting t o
provide security and safety.
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Street lighting should be appropriately scaled
and minimize unintended glare into surrounding
uses.
Ensure that all lighting is “dark skies”
compliant and does not negatively
impact the surrounding environment
and adjacent uses. The type and
location should minimize direct light
and glare onto adjoining properties.
Lighting fixtures should use energy
efficient technologies such as LED bulbs
to reduce energy consumption where
feasible.
Accent lighting is encouraged to
highlight architectural details on
buildings, primary entrances into public
and private spaces, and pedestrian and
vehicular signage.
Lighting through the use of appropriate
shielding, landscaping, and building
placement, shall not negatively impact
nearby residentially developed
properties.
Site lighting should be incorporated into
har dscape materials such as steps,
railings and paving.
Light fixtures should match the
character of surrounding buildings and
public realm elements within the
immediate vicinity to reinforce the
design theme.
Security lighting should be designed as
part of a comprehensive lighting plan.
Overhead service wires or exposed
conduit should be avoided.
Light standards within parking lots
should be designed with decorative
raised bases to protect them from
damage by vehicles.
Lighting in parking areas should be
arranged to prevent direct glare into
adjacent dwelling units and onto
neighboring uses/properties.
Lighting in Pedestrian Spaces
Pedestrian-scaled lighting for sidewalk
and street illumination is encouraged.
Lighting should be provided in a
relatively even pattern so as to not
create dark areas along pedestrian
activity corridors.
The design and placement of lighting
should ensure illumination of all
pedestrian areas.
Lighting along pedestrian walkways should be
covered to avoid glare.
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F. Public/Private Art Installations
Art installations should not be placed
within the pedestrian walkway or any
other area where they may impede the
intended use of that area.
Public/private art should reinforce the
local history or regional cultural themes
within Downey and specifically the
Specific Plan area .
Public Art should reinforc e local history or
regional themes.
Where appropriate, blank walls can
incorporat e appropriate murals , living
walls, or bas -relief to break up large
solid planes when appropriate.
Public/private art should be located in
prominent areas as a centerpiece to
open space or plaza spaces. Art
installations should be well-lit and
maintained and easily accessible to the
general public.
Interactive art pieces that are meant to
be climbed or sat on are encouraged,
provided they meet the safety
requirements outlined in the most
recent version of the California Access
Compliance Advisory Reference Manual
regarding playground design standards.
Public/private art should not conflict
with visual or physical access to
signage.
Public open spaces within the Specific Plan area
should be flexible spaces with established
foliage.
6.2.7 Open Space & Paseos
A. General Open Space Guidelines
All open space should be well lit
throughout the entire area with clear
site lines to promote safe use of the
area.
Open space should be interactive with
experiential activities provided for users
of all age groups.
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Public ly accessible open space should
provide site amenities that encourage
pedestrian use. Benches, seating areas,
bike racks, art, water features and other
appropriate ame nities are strongly
encouraged.
Designated open space areas should be
buffered to create relief from the noise
and traffic of adjacent stre ets or other
incompatible uses.
Play areas should not be located near
public streets, parking, or entry areas
unless physically separated by
appropriate walls, fencing, dense
landscaping, or another adequate
physical barrier.
Entry signage and wide pedestrian
walkways/trails help to create a safe and
enjoyable pedestrian experience.
B. Public Open Space
Public open space should be designed
to be inviting and provide multiple
connection points from adjacent uses.
Public open space should be adequately
shaded through the use of trees (see
landscape plant palette for
recommended trees) or shade
structures. Where possible, seating
areas should be located to take
advantage of shade opportunities.
Public and private spaces should be a mixture of
softscape and hardscape areas to provide for a
variety of programming.
Public open spaces can be in the form
of pocket parks, plazas or centrally
located gathering places .
C. Private Open Space
Private open space is physical space
that is not accessible to the general
public and typically accessible only to
the owner/tenant of a residential unit
or commercial building.
Private open space associated with a
particular use should be adjacent to
that structure when possible to allow
ease of use.
Open spaces, courtyards, and
circulation corridors should be designed
to be visible from as many dwelling
units as possible for safety.
Private open space may be gated or
physically separated through the us e of
structures or landscaping.
Entry gates should be clearly visible and
accentuated through the use of
decorative paving or architectural
treatments.
Landscaping or other methods should
be used to visually screen utilities and
equipment associated with nearby uses.
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Office parks should provide amenities, seating,
and recreation spaces for workers to use during
breaks.
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6.3 Mul ti-Family Residential
Design Guidelines
This section provides additional design guidance
regarding multi-family residential projects
within the Specific Plan area . Implementing
projects should apply the guidance discussed in
this section in conjunction with the Area Wide
Common Design Guidelines located in Section
6.2. Implementation of guidelines in these
sections will create a cohesive complementary
environment throughout the Specific Plan area.
6.3.1 Site Planning & Building
Placement
A. Building Placement &
Orientation
Multi-family residential development
should be compatible with surrounding
development through buffers, scale,
and massing that is appropriate for the
area.
Appropriate setbacks , stepbacks and
landscaping should be used to buffer
multi-family buildings from adjacent
uses or the public realm.
Buildings should be oriented to
promote privacy for individual
residential units to the greatest extent
possible.
Residential support facilities should be
centrally located to maximize their
accessibility a nd use by residents.
Residential buildings should actively
face the front primary streets.
Buildings should face on to private open space
when possible.
B. Site Access, Service Areas, and
Utilities
Pedestrian Access
Secured entry residential communities
should provide multiple pedestrian
access gates at various points along the
perimeter of the community that lead
to community hubs.
Individual entries should have a strong
relationship to a fronting street,
internal walkway, or private open space
area as appropriate to the overall siting
concept.
Courtyards can serve as transitional spaces
leading from the sidewalk to private units.
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A transitional area from the public
space to the private dwelling unit
should be provided.
Walkways should be located to
minimize the impact of pedestrians on
nearby private residences or private
open space.
Vehicular Access
Driveway entrances should be
coordinated with existing or planned
median openings and line up with
driveways on the opposite side of the
public roadway.
Vehicular access areas should be
treated with special hardscape and
landscape treatments that “introduce”
the residential development.
Service Areas, Trash Enclosures, and
Utilities
Refuse enclosures should be located
throughout residential communities or
structures in areas that are convenient
for residents.
Exterior trash enclosures must be
designed to be consistent with building
architecture and comply with the
minimum standards in Section 5.7 of
this plan.
6.3.2 Circulation Design
A. Pedestrian and Bicycle
Circulation
Pedestrian walkways should provide
direct connections between residential
units and on-site amenities.
Internal pedestrian and bicycle
circulation routes should connect
directly with collector pathways
throughout the Specific Plan area.
Pedestrian trails should link residential units and
common spaces to surrounding open space.
B. Vehicular Circulation
Internal circulation networks within
residential communities should provide
multiple ingress/egress connections to
surrounding Specific Plan area
roadways.
6.3.3 Parking Design
A. Parking Facilities and Vehicular
Access
Parking s paces associated with a
residential development should be
numbered and assigned to a specific
unit.
When single parking areas are
associated with a residential us e and a
non-residential use, the residential
spaces should be physically separated
and marked.
Guest parking and drop-off/pick-up
areas should be located adjacent to the
main building or lobby in residential
developments.
Surface parking should be minimized
with the majority of parking in
structures or underground.
Carports and tuck-under parking should
not be visible from the public realm.
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Multi-family residential communities
should utilize controlled access for
increased safety and parking control.
B. Parking Structures
Site Organization
Future residential development should
consider wrap or podium style design,
with residential uses either surrounding
or directly above parking structures
when feasible.
Parking structures should be sited
between residential units and nuisance
areas as a buffer to minimize the impact
on residents.
Parking Structure Design
Guest parking should be located near
garage entrances and be easily visible
upon immediate entrance to the
structure.
Special accents that define the main
entry, create territorial reinforcement,
and provide visual interest are strongly
encouraged.
The metal overhang signifies entrances, both
pedestrian and vehicular, to visitors.
Garages should be oriented away from
street view.
6.3.4 Architectural Design and
Character
A. Architectural Character
There are no defined architectural
styles within the Specific Plan area . The
primary focus should be on constructing
a high-quality residential environment.
All separate support structures within
multi-family residential developments
(i.e., laundry facilities, recreation
buildings and sales/lease offices) should
be compatible in architectural design
with the rest of the complex or
integrated within the structure.
A high level of architectural design
quality should be applied to each
façade of a residential structure,
whether visible from the public realm
or on-site or off-site private
development.
B. Form and Massing
Individual stoop entries are strongly
encouraged for ground floor units at
the project’s perimeter – especially
along any public street or walkway.
Bay windows, recessed or projecting
balconies, and porches are encouraged
to add visual interest to residential
buildings. These elements can also help
to reduce the scale and massing of
buildings.
The inside of s tairwells and enclosed
walkways should be visible from the
exterior through the use of windows,
openings in the wall plane, or
translucent materials.
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Individual stoop entries for ground floor units are
an appropriate entrance design for individual
dwelling units or common entryways.
C. Materials and Colors
Within multi-family developments , a
varied color palette should be
established t hat contributes to an
overall aesthetic theme for the
development.
Material and color changes should be
used to highlight changes in building
planes.
The predominant colors for residential
buildings and separate accessory
structures should be natural or muted
tones.
Accent colors or materials should be
used to complement the primary color
scheme for a development.
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6.3.5 Open Space and Paseos
A. Public Open Space
Private residential developments should
organize internal pedestrian and bicycle
ingress and egress points that easily
connect residents with off-site public
open space opportunities.
Tot lots and other private open space should be
secured for safety.
Boundaries between common and
private open space should be clearly
defined and physically separated
through planting or low walls.
B. Private Open Space
Residents should have access to useable
open space for recreation and social
activities.
Open space areas within a residential
community should be connected
through internal walkways or paseos.
Common private open space areas
should vary in use to provide a variety
of different areas with unique use
types. This may include different pool
areas, play structures geared towards
children of all ages, and pet spaces.
Private open space associated with a
unit (porches/balconies) on the first
level should be separated from areas of
pedestrian activity with landscaping for
privacy.
A combination of landscaping and walls provide
separation between private open space,
walkways, and common open spaces.
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6.4 Commercial Design
Guidelines
This section provides additional guidance
regarding commercial projects within the
Specific Plan area . Implementing projects
should apply the guidance discussed in this
section in conjunction with the Area Wide
Common Design Guidelines located in Section
6.2. Implementation of guidelines in these
sections will create a cohesive complementary
environment throughout the Specific Plan area.
6.4.1 Site Planning and Building
Placement
A. Building Placement and
Orientation
When possible, free -standing buildings
should be sited along street frontages.
Buildings sited along st reet frontages in
conjunction with landscaping treatment
helps to screen parking areas.
Building siting and design should
encourage pedestrian activity.
Commercial buildings should be sited in
high visibility areas such as main
thoroughfares or corner conditions to
increase visibility and access to future
commercial development.
Commercial uses located at intersections are
more visible and create opportunities for
gateway architectural features.
Commercial buildings and restaurant
uses should take entry from all high-
volume areas, including access from
sidewalks and parking areas.
B. Site Access, Service Areas, and
Utilities
Pedestrian Access
Flexible spaces for outdoor sales (in
compliance with DMC Sec. 9420.10 –
Temporary Outdoor Sales by Individual
Bus iness) and seating associated with
commercial uses should be
accommodated and not impede the
pedestrian path of travel.
Physical barriers that separate
pedestrians from commercial
storefronts should be avoided.
Outdoor eating areas may be separated from
the public realm by low walls but should remain
mostly open.
Vehicular Access
The number of curb cuts adjacent to
commercial storefronts should be
minimized for safety and increased
walkability. Vehicular entrances should
be consolidated and not take
ingress/egress from primary roadways
where possible.
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Services Areas, Trash Enclosures,
and Utilities
Loading and unloading zones should
provide adequate space for
maneuvering into and out of a loading
position. These areas should be
designed to integrat e with the entire
development.
6.4.2 Circulation Design
A. Pedestrian and Bicycle
Circulation
Pedestrian walkways should physically
separate pedestrians and vehicles and
decrease areas of interaction between
the two.
Commercial development should
account for on-site and off-site bicycle
path connections and place bicycle
parking facilities in areas that are easily
accessible from those pathways.
Bicycle paths should be identified to
decrease the need for bicycles to use
sidewalks.
Avoid creating low-visibility corners or
dead-ends within the pedestria n
walkway for safety purposes.
B. Vehicular Circulation
Vehicular access to commercial uses
should take place via a series of smaller
streets used to create walkable blocks
within the Specific Plan area . Vehicular
access off of side streets and alleys
decreases the number of conflict areas
bet ween pedestrians and vehicles.
C. Street Crossings
Enhanced paving or crosswalk markings
should be used in all pedestrian
crossing areas to increase visibility.
6.4.3 Parking Design
A. Parking Facilities and Vehicular
Access
Use of multi-use parking structures is highly
encouraged to make best use of land area
within the Specific Plan area. Single-use surface
lots are discouraged. At least one structure
should be located to accommodate regional use
of the West Santa Ana Branch Gardendale
transit stop.
Parking Area Design
Parking spaces should be sited to
produce the shortest route of t ravel
from a building entrance.
The use of common or shared
driveways is encouraged.
Drop-off and pick-up ar eas, including
short term parking, should be loca ted
near pedestrian entrances.
Pick up areas should be not conflict with main
travel lanes.
Drop-off and pick-up areas should be
placed out of the main flow of traffic
when parallel to st reets or drive aisles.
Landscaping in and around parking
areas should be in scale with adjacent
buildings when fully mature.
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Vehicular Access
Access to commercial loading docks
should be provided off of alleys or
private roads to minimize disruption of
commercial activities.
When parking is provided on the access
drive, the parking aisle should have the
same width as the curb cut.
Pedestrian Circulation in Parking
Lots
Pedestrian walkways leading to
accessible entrances should be
provided within the parking lot or
structure.
Pedestrian paths should provide c lear,
unobstructed visibility.
B. Parking Structures
Site Organization
In the event that parking structures and
garages are placed directly adjacent to
the public realm, first floor retail uses
should be incorporated to enliven the
street scene and serve residents,
employees, and visitors to the Specific
Plan area.
Raised pedestrian walkways create a safe
environment when walking through parking lots.
Parking Structure Design
Creative first - and second-floor ext erior
design solutions are encouraged to
address visibility of cars from the public
realm. This may include open-air or
screening approaches, such as exterior
decorative panels attached to the
surface of the structure or living green
walls .
Special accents that define the main
entry, create territorial reinforcement,
and provide visual interest are strongly
encouraged. Examples include
architectural detailing, specialty
lighting, textured paving, a hardscape
decorative border strip along the
driveway, and accent paint materials.
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First floor commercial uses can enhance the
streetscape next to parking structures.
6.4.4 Architectural Design and
Character
A. Architectural Character
Buildings should emphasize a single
architectural style. If a commercial
development has multiple separate
structures, architectural styles should
be complementary.
Buildings should apply “360° design,
meaning features should be consistent
on all faces of a development, whether
visible from the public realm or not.
B. Form and Massing
General Guidelines
Tall, dominating structures should
incorporate first-floor elements,
including arches, trellises, or awnings,
at a human scale to ensure that large
structures are contributing to the
character of the streetscape without
distorting the pedes trian appeal.
Commercial storefronts must appeal to
pedestrians, not vehicles .
The size and scale of doors and display
windows should be consistent with the
scale of the overall building.
C. Materials and Colors
Commercial storefronts should be
unique and expressive of the
goods/services provided within.
The use of natural stone , wood, and
brick in commercial storefronts is
encouraged.
Commercial and restaurant storefronts should
be distinctive and have definitive entries.
Entrances should be delineated with articulation,
color and material changes, and architectural
detailing such as arches.
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“Corporate architecture” that signifies a
particular retailer is discouraged.
Identification of individual retailers
should be done through signage.
D. Building Frontages/Storefronts
Commercial storefronts should be
primarily composed of glass or other
translucent materials to provide
visibility of products or space inside the
building.
Well-designed, translucent storefronts help to
draw customers into commercial us es.
Windows should be prominent ly
fea tured at the pedestrian level.
Commercial storefronts should be
oriented towards the pedestrian realm
and not towards parking areas.
Commercial storefronts should be
designed to engage the public realm
through façade articulation, signage,
and lighting.
6.4.5 Open Spaces and Paseos
A. General Open Space Guidelines
Landscaping should enhance the visual
qua lity of commercial development.
Landscaping should be used to highlight
areas of importance and to buffer/block
unsightly views such as back-of-house
facilities or utility areas.
Commercial uses adjacent to the public
realm should provide opportunities for
outdoor seating or sales (outdoor sales
in compliance with DMC Sec. 9420.10 –
Temporary Outdoor Sales by Individual
Businesses ) to enliven the street scene.
Public open space located within
commercial areas should be flexible in
nature and provide opportunities to
host special events , such as movies in
the park, food truck gatherings, subject
to DMC Section 9420.18.
Flexib le public spaces such as plazas or lawn
spaces allow for multiple uses to be
accommodated within a single area.
Pedestrian paseos should be designed
as open space as well, with seating,
shade, and entertainment
opportunities.
Planters and pots placed in building
recesses or along pedestrian walkways
are encouraged, provided they do not
block pedestrian circulation.
Planters and pots should complement
the architecture of the surrounding
buildings.
B. Private Open Space
• Private open space associated with
commercial developments should be
publicly accessible during business
hours.
• Private open space should be well-
maintained with high-quality fixtures
and amenities.
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• Commercial developments should
provide open spaces that are usable by
consumers of all ages and abilities.
6.5 Light Industrial, Office , and
Public Facilities Design
Guidelines
This section provides additional guidance
regarding light industrial, office, and public
facility projects within the Specific Plan area .
Implementing projects should apply the
guidance discussed in this section in
conjunction with the Area Wide Common
Design Guidelines located in Section 6.2 of this
Chapter .
6.5.1 Site Planning and Building
Placement
A. Building Placement and
Orientation
Extensive landscaping, increased
setbacks and appropriate building
orientation and massing should provide
adequate buffer between office/light
industrial uses and surrounding
development.
Site planning for industrial development
should be sensitive to adjacent
development.
Buildings should be arra nged to provide
convenient access to transit stops.
Landscaping and walkways should be
proportionate in scale to office and light
industrial buildings.
Site Access, Service Areas, and
Utilities
Pedestrian Access
Pedestrian walkways should be
physically separated from internal and
external streets and alleys using
landscaping, fences, or railings.
Primary access points to buildings and
pedestrian spaces should be clearly
defined using accent paving, signage, or
other architectural details.
Vehicular Access
Ingress/egress points should be located
to provide separate access for large
trucks and office employees/visitors.
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Services Areas, Trash Enclosures,
Utilities and Storage Areas
All installed equipment, electrical, and
service rooms should be placed within
the footprint of the structure. No
equipment should be attached to the
outside of the structure.
Storage and service areas should be
screened from view with walls that are
consistent with the architectural style
of the building.
Loading and unloading zones should
provide adequate space for
maneuvering into and out of a loading
position. These areas should be
designed to integrat e with the entire
development.
Areas used for loading, refuse, storage
and equipment should be screened
with a combination of walls and
landscaping.
Trash enclosures should be enclosed
with solid block walls and roofed,
allowing pedestrian access by gate.
All equipment should be internalized within the
shell of the building.
6.5.2 Circulation Design
A. Pedestrian and Bicycle
Circulation
Pedestrian and bicycle connections to
outside paths should be continued
within the development to provide
linkages throughout the community and
alternative means of commuting to
work.
Pedestrian and bicycle paths should be
clearly delineated on r oadways which
may see increased truck traffic due to
the types of industrial and office uses.
B. Vehicular Circulation
Ingress and egress to the site should be
efficient .
Internal large-truck travel lanes should
be designed to provide direct access to
bays or drop-off areas.
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6.5.3 Parking Design
A. Parking Facilities and Vehicular
Access
General Guidelines
Parking spaces should be located and
designed to produce the shortest route
of travel from a building entrance.
Stacking areas for large trucks shoul d not
interfere with on-site circulation patterns.
Sufficient space should be provided to
allow for on-site vehicle stacking. These
areas should not conflict with regular
pedestrian or vehicular paths of travel.
Parking Lot Design
Parking lots for consumers and visitors
should be physically separated from any
large truck travel paths near entry
points .
Large parking lots should not dominate
the aesthetic of office and industrial
projects. Parking areas should be split
into multiple smaller lots or garag es.
Parking lots should be heavily screened from
visibility from surrounding uses.
Vehicular Access
On-site circulation should provide
adequate space for vehicle
maneuvering to accommodate the
turning radii of large trucks when
appropriate.
Access to commercial loading docks
should be provided from alleys or
private roads to minimize disruption of
commercial activities.
The driveway length between the street
and the first internal drive aisle should
be sufficient in length to allow for
queuing of large trucks without blocking
internal circulation.
Pedestrian Circulation in Parking
Lots
Parking lots adjacent to public rights -of-
way should have raised or separated
pedestrian walkways and should be
screened through landscaping,
including the use of mounded berms,
trees, and shrubs.
Parking Structures
Parking structures are encouraged near the
West Santa Branch Gardendale transit stop to
accommodate regional users and encourage
their activity throughout the Specific Plan area.
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Site Organization
In the event that parking structures and
garages are placed directly adjacent to
the public realm, first floor retail uses
should be incorporated to enliven the
street scene and serve residents,
employees, and visitors to the Specific
Plan area.
To promote an urban feel, parking
structures within the Specific Plan area
are encouraged to be subterranean, not
required to include step-back elements
in massing , wrapped with other uses, or
designed wit h visually interesting
facades.
Parking Structure Design
Creative first- and second-floor exterior
design solutions are encouraged to
address visibility of cars from the public
realm. This may include open-air or
screening approaches, such as exterior
colored panels or living green walls
attached to the surface of the struc t ure.
Special accents that define the main
entry, create territorial reinforcement,
and provide visual interest are strongly
encouraged. Examples include
architectural detailing, specialty
lighting, textured paving, a hardscape
decorative border strip along the
driveway, and accent paint materials.
6.5.4 Architectural Design and
Character
A. Architectural Character
Office buildings should have a high quality of
architectural character on all sides.
Light industrial, office and public
facilities should maintain a high level of
architectural character consistent with
adjacent developments, regardless of
use.
Avoid long, blank facades. All facades of
a building should contain the same high
level of architectural quality.
B. Form and Massing
General Guidelines
New office or light industrial
development should be similar in scale
and massing to adjacent existing a nd
planned future development.
Unique building forms that are encouraged as
long as they maintain an appropriate scale in
context with the Specific Plan area.
Manufacturing, storage, or production
areas should utilize vertical and
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horizontal banding, material, and color
changes to create architectural interest.
Office components of buildings should
be more aesthetically elaborate, with
glass or other materials used to indicate
a professional setting.
Building heights, massing, and
articulation should be used to define
different functions, such as offices and
warehousing.
Roof Design
Rooflines of industrial buildings should
include variations to avoid long
horizontal rooflines and increase the
perceived size of a building.
All rooftop mechanical equipment
should be hidden from sight through
the use of parapets or other physical
barriers. Large facilities should locate
mechanical equipment towards the
middle of the roofline to decrease
visibility.
Parapets should be designed to
complement the architecture of the
building.
Wall Articulation
Wall articulation in office and industrial
buildings should be pronounced and
scaled appropriately to the size of the
over all building.
Articulation should have a consistent
rhythm and flow across the entire
façade of the building.
C. Materials and Colors
Materials should be chosen to
withstand vandalism, accidental
damage, and exposure to the elements.
Avoid high maintenance materials or
finishes.
Use of accent colors to indicate offices
or non-pr oduction spaces is
encouraged.
Brightly colored industrial park
buildings are strongly discouraged.
Bright or contrasting colors should be
used for trim or accents only.
Use of glass or other translucent
materials is encouraged.
Use of mixed materials, such as wood,
slate, etc., is encouraged to highlight
front facades and/or office entry areas.
Glass facades open up the building to the
surrounding area and help to decrease the
impac t of large structures.
D. Green Building Design
Office and light industrial buildings
should implement solar or other
sustainable energy strategies on
rooftops or other portions of the
building.
6.5.5 Open Space and Paseos
C. General Open Space Guidelines
Enhanced landscaping should be used
to define primarily pedestrian areas
such as building entrances.
Industrial building should provide a high
level of landscaping at the street
frontag e.
Off-site pedestrian and bicycle linkages,
including trails, should be continued
where possible.
D. Private Open Space
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Outdoor eating facilities should be
located away from the building and
operating facilities for employee breaks.
Setback areas should be designed to
incorporate pedestrian gathering
spaces and landscaped paseos. This
should include seating, recreational
areas, and shaded eating areas.
Walkways should include mature trees, seating,
and lighting to create inviting outdoor spaces.
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Chapter 7.0 Implementation
and Administration
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7.0 Implementation and Administration
7.1 Applicability
The provisions of this Chapter are applicable to development activity and land use within the
boundaries of the Rancho Los Amigos South Campus Specific Plan. The regulations,
development standards and guidelines as contained in the Rancho Los Amigos South Campus
Specific Plan shall apply in their entirety in the review of new development proposals. In the
review of proposals involving the modification of existing development, however, it is recognized
that existing site conditions may constrain the extent to which these development standards and
guidelines can be met. Acceptable modifications for existing development are noted in their
respective section
7.2 Administration and Enforcement
The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 et
seq.) grants authority to cities to utilize Specific Plans for purposes of implementing the goals
and policies of the City’s General Plan.
This Specific Plan establishes a set of regulations, standards, guidelines, and processes for
proposed development within the Specific Plan boundaries, and shall constitute the zoning for
development within the Specific Plan area. Where the Specific Plan is silent, the provisions of the
Downey Municipal Code prevail.
It shall be the duty of the Director of Community Development to enforce the provisions set forth
in the Rancho Los Amigos South Campus Specific Plan. All officers, employees, and officials of
the City of Downey who are vested with the duty or authority to issue permits or licenses shall
conform with the provisions of the Specific Plan, and shall not issue any permit or license or
approve any use or building which would conflict with the provisions of the Specific Plan. Any
permit, license or approval issued that conflicts with the requirements of the Specific Plan shall
be considered null and void.
7.3 Interpretation
Whenever the provisions contained in the Specific Plan conflict with the Downey Municipal Code,
the provisions of the Specific Plan shall take precedence. Any ambiguity concerning the content
or application of the Specific Plan, including definitions of uses or terms contained within the
Specific Plan shall be resolved by the City’s Director of Community Development, or designee.
Such interpretations shall be consistent with the stated goals and intent of the Specific Plan.
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7.4 Severability
If any regulation, condition, program, portion, or policy of this Specific Plan or the application
thereof to any person or circumstance is held to be invalid or unconstitutional by any court or
competent jurisdiction, such portions shall be deemed a separate, distinct, and independent
provision and shall not affect the validity of the remaining provisions of this Specific Plan or
applications thereof which can be implemented without the invalid provision or application.
7.5 Specific Plan Amendments
Substantial modifications to the Specific Plan would require an Amendment. An A mendment to
the Specific Plan is required if the following occur:
• Changes to the overall Specific Plan boundaries to include ownerships or properties not
included in the Specific Plan at the time of approval;
• Any increase in the overall development intensity/density thresholds within the Specific
Plan and/or EIR; or
• Any addition of new land uses not contemplated by the Specific Plan’s Development
Regulations.
The Rancho Los Amigos South Campus Specific Plan may be amended utilizing the procedure
by which it was originally adopted. In addition, any amendment shall demonstrate that it meets
the intent of the Specific Plan’s policy framework, including its Design Guidelines and Specific
Plan Objectives, or provide a finding that the amendment enhances the Plan or is necessary to
implement the Plan.
All sections or portions of the Specific Plan to be changed or that may be affected by the change
must be included in the application for a Specific Plan Amendment. A concurrent amendment to
the General Plan would not be required provided the Director of Community Development
determines that substantive changes would not influence the goals, objectives, policies or
programs of the Downey General Plan.
7.6 Minor Modifications
Allowing flexibility in the administration of the Specific Plan enhances the effectiveness of the
Specific Plan as a “living” planning document. Minor modifications to the Specific Plan may be
reviewed and approved by the Director of Community Development. Minor modifications are
determined to be an interpretation that will not have public impacts or cause public concern and
will not require a formal Specific Plan amendment. The City Planner, or designee, shall approve,
approve with modifications and/or conditions, or deny the request for a minor interpretation
subject to Minor Interpretation procedures outlined in Downey Municipal Code Section 9814.
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Only the following list of modifications shall be considered minor:
• Changes in the location of infrastructure and public facilities (such as internal roads,
drainage facilities, etc.);
• Minor change of landscaping materials and/or locations, wall materials, wall alignment,
and streetscape design as set forth in Chapter 6, Design Guidelines, which are intended
to be flexible in nature;
• Deviations not exceeding 10 percent are allowed from the development standards set
forth in Chapter 5, Land Use and Development Standards, subject to the discretion and
approval of the Director of Community Development;
• Other minor modifications like those listed above and deemed minor by the Director of
Community Development, which are in keeping with the intent of the Specific Plan.
• If the interpretation is related to a proposed use, the decision-making authority is
required to make two findings as follows:
o The proposed use is similar in nature to the listed use in terms of its function; and
o The proposed use is consistent with the use to which it is compared in terms of
impact to traffic, parking, dust, noise, or other negative impacts. There are no
findings required to be made for the interpretations of standards and/or
requirements in the Specific Plan.
• When a proposed modification or interpretation has the potential for public impact or
concern then it must follow amendment procedures described in Section 7.4 above.
7.7 Implementing Entitlements
7.7.1 Subdivisions
All divisions of land within the Specific Plan area shall be processed in accordance with the
Downey Municipal Code regarding subdivision and parcelization of land as well as the State of
California Subdivision Map Act.
7.7.2 General Plan Amendment
The Downey General Plan will be amended concurrent with the adoption of the Rancho Los
Amigos South Campus Specific Plan to provide consistency between both documents. The
following amendments to the General Plan will occur:
• Update to the Land Use Map to show the boundaries of the Specific Plan;
• Update to the General Plan Land Use Element, Housing Element, Circulation Element,
and other related conforming amendments to General Plan Exhibits will be performed to
ensure that the Specific Plan and the General Plan, as amended, are internally
consistent.
7.7.3 Zoning Amendments
The Specific Plan will be adopted by Ordinance and will become the zoning for the properties
within it. This will be accomplished by a zoning map amendment to a designation of “Rancho Los
PC Agenda Page 181
Rancho Los Amigos South Campus Specific Plan Chapter 7.0 Implementation and Administration
DRAFT JUNE 2021 7-5
Amigos South Campus Specific Plan (SP-21-1) and a text amendment to provide a reference to
the adopted Specific Plan.
7.7.4 Implementation and Financing
New economic development strategies are necessary to respond to change in environmental
regulation, technology, and lifestyle preferences, and cities will need assistance from the private
sector to create further jobs, tax revenue, and housing. To that end, the following post-
Redevelopment economic development strategies may be considered to facilitate public-private
projects and promote development in the Rancho Los Amigos South Campus Specific Plan area:
• Enhanced Infrastructure Financing Districts (“EIFDs”)
• Public-private partnerships (“P3”) project delivery methods
• Special districts (Business Improvement Districts “BIDs”)
• Property Assessed Clean Energy Finance Program (“PACE”)
• Greenhouse Gas Reduction Funds (“GGRF”)
• Grants / State / Federal Funding Sources (U.S. Economic Development Administration
“EDA” Grant
PC Agenda Page 182
Rancho Los Amigos South Campus Specific Plan Chapter 7.0 Implementation and Administration
DRAFT JUNE 2021 7-6
7.8 California Environmental Quality Act Compliance
The Rancho Los Amigos South Campus Specific Plan has been prepared in conjunction with a
Program-level EIR, which identifies potential impacts resulting from the proposed development
and establishes mitigation measures that reduce them to a less than significant level, where
feasible.
As the lead agency, the City of Downey will implement a monitoring program for the approved
mitigation measures. To assist in this monitoring effort, a Mitigation Monitoring and Reporting
Program will be developed by the City as part of environmental findings and included in the Final
Specific Plan approved by the Downey City Council. The Mitigation Monitoring and Reporting
Program will be included as an Appendix of this Specific Plan when adopted.
The Rancho Los Amigos South Campus Specific Plan EIR will serve as the primary
environmental document for all future development undertaken within the Specific Plan area. The
EIR is anticipated to be the definitive environmental document for project implementation within
the Specific Plan area, including serving as a Program EIR for purposes of backbone
infrastructure improvements. Future development projects that require discretionary review will
be examined against the analysis prepared for the EIR to determine if additional environmental
documentation must be prepared. Developments that do not require additional discretionary
review will not be subject to additional environmental documentation. However, a project
applicant will be required to submit documentation substantiating the finding that the
development is allowed and in conformance with the Specific Plan, and the potential
environmental effects are within the parameters and timeframe analyzed within the Specific Plan
EIR.
Future development projects proposed within the Specific Plan area may be required to prepare
their own environmental documentation pursuant to State law. However, subsequent site specific
projects may use the “tiering” concept, as provided by §15385 of the State CEQA Guidelines.
The tiering concept is a process by which the City of Downey, as lead agency, can adopt the
programmatic EIR focusing on the “big picture,” and can then use streamlined CEQA review for
subsequent individual development projects in the Specific Plan area. This streamlined CEQA
review may be used for each site-specific future development so long as the project is consistent
with the findings of the EIR, the mitigation measures described in the EIR, and the City’s General
Plan and Zoning Ordinance. This tiering concept allows the City to address the broad
environmental issues detailed in this EIR during the planning stages of the proposed Specific
Plan. Future site-specific development projects are evaluated on a project-specific basis, and
may be excused from repeating the broad environmental analysis examined in this
comprehensive, programmatic EIR for the entire Specific Plan area.
PC Agenda Page 183
DRAFT JUNE 2021
Appendix A: Market Study
PC Agenda Page 184
City of Downey
Rancho Los Amigos -South Campus
Specific Plan
January 2018
Prepared By:
Kosmont Companies PC Agenda Page 185
Project Background & Status
2
•Kosmont and Kimley-Horn were retained by the City of Downey for the
preparation of a Specific Plan for the South Campus of the Rancho Los
Amigos National Rehabilitation Center. Kosmont has prepared a
demographic and market analysis, a land and economic strategy, and
identify funding and financing options and strategies to support the
overall Specific Plan
•The purpose of the Specific Plan is to address the revitalization and
reuse of the existing Rancho Los Amigos South Campus and create a
framework that assesses and executes an implementable plan to
provide a compact, multi-modal, mixed-use, and sustainable
environment that will become a focal point for community activity
•An executive summary and outline of our report is presented herein
PC Agenda Page 186
Executive Summary
3
Demographics & Employment
•Relatively young, majority Hispanic population; larger than average HH size/family community
•Lower average HH incomes and educational attainment compared to County and State; focus on increasing
educational attainment
•Most employees who live in the City work in other areas such as Los Angeles, Long Beach, Santa Fe Springs,
Commerce, and Anaheim, leading to a net outflow of jobs, but balanced jobs/housing ratio
Market Demand Analysis
•Retail vacancy in Downey is higher and lease rates are lower than the Mid-Cities submarket and the L.A.
County market average, limiting retail demand
•Office vacancy in Downey is lower than both the Mid-Cities submarket and the L.A. County market average;
Office lease rates are slightly higher in the City compared to the submarket, but lower than the County market
average; implies potential office/medical office demand
•Industrial vacancy and lease rates are lower in Downey compared to the County market average; industrial
demand is high
•Downey multifamily vacancy and rental rates are higher compared to the Southeast Los Angeles submarket, but
lower than the market averages for the County and neighboring submarkets; indicating a strong demand for
housing within the City
•Retail sales in the City are higher than retail spending potential, resulting in a retail sales surplus
•Based on retail category leakage and voids and current retail trends, there is potential for retail recruitment of
only health and personal care stores; fitness centers, and food (i.e., restaurants)
Land Use Strategy & Implementation
•Potential land uses include: neighborhood serving, transit-oriented retail; office/medical office; and multifamily
uses
•City and County should consider financing economic development projects at Site via a sustainability district:
e.g. Enhanced Infrastructure Financing District (EIFDs)PC Agenda Page 187
Report Outline
4
1. Analysis
a)Economic & Demographic Profile
i.Population & Household Demographics
ii.Unemployment & Employment by Industry
b)Market Demand Analysis
i.Supply, Vacancy, & Lease Rates (Retail, Office, Industrial, & Multifamily)
ii.Retail Sales Performance
iii.Retail Sales Surplus / Leakage
iv.Trade Area Retailer Voids
2. Strategy
a)Land Strategy & Prioritization
3. Implementation
a)Financing & Incentives
Appendix
a)Trade Area Retailer Voids (3 miles from Site)
b)Store Location Maps (City, 1, & 3 mile radii combined)
PC Agenda Page 188
Analysis Outline
5
1. Analysis
a)Economic & Demographic Profile
i.Population & Household Demographics
ii.Unemployment & Employment by Industry
b)Market Demand Analysis
i.Supply, Vacancy, & Lease Rates (Retail, Office, Industrial, & Multifamily)
ii.Retail Sales Performance
iii.Retail Sales Surplus / Leakage
iv.Trade Area Retailer Voids
PC Agenda Page 189
Economic &
Demographic Profile
Population & Household Demographics
6
1. Analysis
PC Agenda Page 190
Aerial Map
7
Source:ESRI (2017)
Northbound
to Downtown
Los Angeles
Southbound to
Artesia
Proposed
West Santa Ana Branch
Metro Rail Line
Proposed
Gardendale
Metro Rail Station
Project Area
Boundaries
PC Agenda Page 191
Opportunity Site Map
8
Source:City of Downey PC Agenda Page 192
9
Demographic Highlights
Population & Households
•Population of ~116,800 and ~35,000 households within the City in 2017
•Population of ~942,900 and ~241,000 households within 5 miles from Site
Income
•Avg. HH income ~$77,200 in City and ~$62,000 within 5 miles from Site
•2.17% annual growth projected for HH income over next 5 years in City
Other Demographic Characteristics
•Average household size of 3.3 in City (higher than County average)
•Median age of 34 in City (slightly younger than County median)
•~23% Bachelor’s Degree or higher (lower than County average)
•Race: ~55% White, ~28% Some Other Race, ~8% Asian/Pacific Islander
•Ethnicity: ~73% Hispanic in City
Source:U.S. Census Bureau (2010); ESRI (2017)PC Agenda Page 193
Downey City Limits & Radii
10
1 Mile
City Limits
5 Miles
3 Miles
Source:ESRI (2017); Radii from Gardendale St. and Erickson Ave.PC Agenda Page 194
Drive Times
(from Gardendale St. & Erickson Ave.)
11
5 Minutes
15 Minutes
10 Minutes
Source:ESRI (2017)PC Agenda Page 195
12
Population and Income
City, County and State
Source:ESRI, California Department of Finance (2017)
2017 City of Downey County of
Los Angeles
State of
California
Population 116,832 10,275,545 39,611,295
Households 34,989 3,362,080 13,264,119
Average HH Size 3.32 3.00 2.92
Median Age 34.1 35.6 36.0
% Hispanic Origin 72.6%49.0%39.5%
Per Capita Income $23,387 $30,092 $32,632
Median HH Income $60,243 $59,613 $65,223
Average HH Income $77,248 $90,439 $95,805
2017-2022 Annual Growth Rate
Population 0.61%0.63%0.84%
Median HH Income 2.17%2.57%2.80%
PC Agenda Page 196
13
Population and Income
Radii from Gardendale St. & Erickson Ave.
Source:ESRI (2017)
Radii
2017 1 Mile 3 Miles 5 Miles
Population 29,475 330,203 942,850
Households 7,708 83,927 241,039
Average HH Size 3.80 3.91 3.87
Median Age 31.6 30.3 30.4
% Hispanic Origin 78.5%79.6%75.5%
Per Capita Income $17,303 $16,187 $16,220
Median HH Income $53,432 $50,390 $48,574
Average HH Income $65,812 $62,545 $62,020
2017-2022 Annual Growth Rate
Population 0.52%0.58%0.56%
Median HH Income 1.60%1.16%1.32%
PC Agenda Page 197
14
Population and Income
Drive Times from Gardendale St. & Erickson Ave.
Source:ESRI (2017)
Drive Times
2017 5 Minutes 10 Minutes 15 Minutes
Population 50,295 343,746 1,076,217
Households 13,290 87,949 279,454
Average HH Size 3.77 3.87 3.81
Median Age 31.9 30.5 30.8
% Hispanic Origin 79.0%78.8%72.4%
Per Capita Income $18,147 $16,427 $17,018
Median HH Income $54,663 $50,583 $49,714
Average HH Income $67,820 $62,832 $63,994
2017-2022 Annual Growth Rate
Population 0.48%0.56%0.55%
Median HH Income 1.69%1.19%1.20%
PC Agenda Page 198
Income Profile
15
City of Downey –2017 Households by Income Bracket
8%
9%9%
13%
21%
14%16%
6%
4%
<$15K $15K -
$25K
$25K -
$35K
$35K -
$50K
$50K -
$75K
$75K -
$100K
$100K -
$150K
$150K -
$200K
$200K+
HH Income Median Avg.
City $60K $77K
County $60K $90K
State $65K $96K
Source:U.S. Census Bureau (2010); ESRI (2017)PC Agenda Page 199
Age Profile
16
City Population by Age Bracket in 2017
7%7%7%
15%
16%
14%
13%
10%
7%
3%
2%
0-4 5-9 10-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
Median Age
City 34.1
County 35.6
State 36.0
Source:U.S. Census Bureau (2010); ESRI (2017)PC Agenda Page 200
Note: U.S. Census Bureau defines race and ethnicity as two separate and distinct identities. One Census question asks
respondents which socio-political race (of categories in pie chart above) they associate most closely with, and a separate
question asks whether they associate with “Hispanic, Latino, or Spanish origin” or not (defined as ethnicity).
Source:U.S. Census Bureau (2010); ESRI (2017)
Race & Ethnicity
17
City Population by Race & Ethnicity in 2017
Hispanic Origin of Any Race: 73%
2 or More Races: 4%
White Alone
55%
*Most respondents of
Hispanic Origin additionally
indicate “White” or “Some
Other Race”
Some Other
Race Alone
28%
American Indian Alone: 1%Black Alone: 4%
Asian/Pacific
Islander Alone
8%
PC Agenda Page 201
Educational Attainment
18
Population Aged 25+ by Educational Attainment in 2017
23%
25%
29%
16%
7%
22%21%
26%
20%
11%
18%
21%
29%
20%
12%
No high school
diploma
High school graduate
or equivalent
Some college or
Associate's degree
Bachelor's degree Graduate or prof.
degree
City County State % Bachelor’s
Degree or Higher
City 23%
County 31%
State 32%
Source:U.S. Census Bureau (2010); ESRI (2017)PC Agenda Page 202
Housing & Household Size
19
Housing Breakdown (2017)
46%49%
5%
43%
51%
6%
50%
42%
8%
Owner Occupied Renter Occupied Vacant
City County State
Avg. HH Size
City 3.32
County 3.00
State 2.92
Source:U.S. Census Bureau (2010); ESRI (2017)PC Agenda Page 203
Home Value History
Source: Zillow.com (July 2017); *Radii from Gardendale St. & Erickson Ave.
20
County
City
California
Zillow Home Value Index
$570K
$201K
$504K
USA
$556K
Median Home Values (2017)*
1 Mile $395,634
3 Miles $386,258
5 Miles $386,281
PC Agenda Page 204
Population Segmentation Profile
21
Source:ESRI (2017)
“Tapestries” in City Percent Sample Characteristics
1. Urban Villages 38%
•Multicultural, multigenerational, and multilingual, majority Hispanic
communities
•More than half have a high school diploma or some college
•Higher than average levels of unemployment
•Majority owner-occupied, single family homes
•Well connected via smartphones, but more likely to shop in person
at Costco, Target, similar establishments
•Residents are comfortable with technology and interested in the
latest innovations
•Status-conscious; choices reflect their youth -attention to style and
pursuit of trends; open to trying new brands
•Media preferences vary, but generally feature culturally specific
channels and children’s shows
2. International
Marketplace 24%
•Young,diverse family market (41% families with children) and
many multigenerational families, majority Hispanic
•29% did not graduate high school, 29% have high school diploma
•High labor force participation, but unemployment is also higher
than average
•Majority renter-occupied, high density apartments
•No extra money to invest in retirement savings, but more likely to
shop at warehouse/club stores as well as specialty markets
•Spanish language media (radio, television, online media) is
popular, along with doing family activitiesPC Agenda Page 205
22
•Relatively young population -median age of 34 (slightly younger than
County and State median age)
•Majority of Downey’s population is of Hispanic origin (73%);
Households are multicultural and multigenerational
•Average household size of 3.3 is larger than both Los Angeles County
and State averages; Average household income for the City is lower
than the County and State averages
•Educational attainment in Downey is also lower than that of the County
and State, with a majority of residents obtaining an Associate’s degree
or some college education
•Population, household composition, incomes, and educational
attainment are important variables in determining business interest and
land uses in the Project Area
Summary: Population and Household Demographics
PC Agenda Page 206
Economic &
Demographic Profile
Unemployment & Employment by Industry
23
1. Analysis
PC Agenda Page 207
Unemployment
24
11.2%
10.9%
9.7%
8.7%
7.3%
5.9%
4.6%
12.5%12.2%
10.9%
9.8%
8.2%
6.6%
5.2%
12.2%
11.7%
10.4%
8.9%
7.5%
6.2%
5.4%
0%
4%
8%
12%
2010 2011 2012 2013 2014 2015 2016
Note:Not seasonally adjusted;annual averages for 2010-2016
Source:California Employment Development Department (2017)
City
Unemployment Rate
(June 2017)
State 4.9%
County 4.5%
City 4.0%State
County
PC Agenda Page 208
25
31%
29%
17%15%
8%
36%
24%
19%
13%
8%
38%
23%
19%
11%9%
Management,
business, science &
arts
Sales & office Service Production,
transportation &
material moving
Natural resources,
construction &
maintenance
City County State
Resident Employment by Occupation
Civilian Employed Population Age 16+ by Occupation
Source:U.S. Census Bureau (2010); ESRI (2017)PC Agenda Page 209
Employment by Industry
26
Source:U.S. Census Bureau Center for Economic Studies (2014)
Workers Employed Within City
Health Care and Social Assistance 23.3%
Retail Trade 13.9%
Educational Services 13.8%
Accommodation and Food Services 12.1%
Manufacturing 6.3%
Other Services (excl.Public Admin.)5.0%
Wholesale Trade 4.5%
Administration and Support, Waste Mgmt.4.3%
Finance and Insurance 3.1%
Professional, Scientific,and Tech. Services 2.6%
Real Estate and Rental/Leasing 2.3%
Construction 2.1%
Transportation and Warehousing 1.7%
Public Administration 1.5%
Mgmt. of Companies and Enterprises 1.1%
Information 0.8%
Utilities 0.7%
Arts, Entertainment, and Recreation 0.6%
Agriculture,Forestry, Fishing, and Hunting 0.1%
Mining, Quarrying, Oil and Gas Extraction 0.1%
City Resident Employed Population (Age 16+)
Health Care and Social Assistance 13.8%
Manufacturing 10.7%
Retail Trade 10.7%
Accommodation and Food Services 9.0%
Educational Services 8.5%
Administration and Support, Waste Mgmt.7.4%
Wholesale Trade 6.6%
Public Administration 4.9%
Transportation and Warehousing 4.6%
Professional,Scientific, and Tech. Services 4.5%
Construction 3.7%
Other Services (excl. Public Admin.)3.3%
Finance and Insurance 3.1%
Information 2.1%
Arts, Entertainment, and Recreation 2.1%
Mgmt. of Companies and Enterprises 1.7%
Real Estate and Rental/Leasing 1.6%
Agriculture,Forestry, Fishing, and Hunting 0.8%
Utilities 0.8%
Mining, Quarrying, Oil and Gas Extraction 0.1%
“Industries in which City residents work”“Jobs in the City”PC Agenda Page 210
Select Major Employers within the City
27
Note: Top 10 listed by number of employees (high to low)
Source:City of Downey (CAFR FY2015-2016)
Major Employers No. of Employees
Kaiser Permanente 4,500
Downey Unified School District 2,450
Stonewood Shopping Center 1,765
Office of Education,LA County 1,685
Rancho Los Amigos Medical Center 1,410
PIH Health 1,100
City of Downey 833
Coca-Cola Bottling Company 800
Internal Service Dept., LA County 712
Lakewood Health Center 314
PC Agenda Page 211
28
Source:U.S. Census Bureau Center for Economic Studies (2014)
Employed residents/Sq. Mile
Employed residents/Sq. Mile
Employed residents/Sq. Mile
Employed residents/Sq. Mile
Employed residents/Sq. Mile
Employed residents
Employed residents
Employed residents
Employed residents
Employed residents
Resident Concentration Within City
Where do residents live in the City?
SITE
PC Agenda Page 212
29
Source:U.S. Census Bureau Center for Economic Studies (2014)
Employment Concentration Within City
Where are jobs located in the City?
SITE
PC Agenda Page 213
Source:U.S. Census Bureau Center for Economic Studies (2014); *The table on the left asks the question ‘What percent of total
Downey residents work within the City of Downey?’, while the table on the right asks ‘What percent of everybody who works in
Downey also live in the City of Downey?’.
Resident and Employee Commute
30
“Where City residents work”“Where people who work in the City come from”
City Employee Origin
Los Angeles 11.8%
Downey*9.8%
Long Beach 4.9%
Norwalk 2.6%
Bellflower 2.4%
South Gate 2.2%
Anaheim 2.1%
Whittier 1.7%
Lakewood 1.7%
Pico Rivera 1.4%
Paramount 1.3%
East Los Angeles CDP 1.2%
Lynwood 1.2%
South Whittier CDP 1.1%
Compton 1.1%
Bell Gardens 1.0%
Fullerton 1.0%
Buena Park 0.9%
Cerritos 0.9%
Montebello 0.9%
Carson 0.9%
Huntington Beach 0.9%
San Diego 0.9%
San Jose 0.8%
La Mirada 0.8%
Other 44.5%
Employed Residents Place of Work
Los Angeles 21.2%
Downey*8.2%
Long Beach 4.0%
Santa Fe Springs 2.6%
Commerce 2.3%
Anaheim 2.0%
Vernon 1.6%
Cerritos 1.6%
Carson 1.5%
Norwalk 1.5%
South Gate 1.5%
Paramount 1.4%
Torrance 1.3%
Montebello 1.2%
Santa Ana 1.2%
Pico Rivera 1.2%
Irvine 1.1%
Bellflower 1.0%
Buena Park 1.0%
Lynwood 1.0%
Compton 1.0%
Orange 0.9%
Whittier 0.9%
San Diego 0.9%
Bell Gardens 0.9%
Other 37.2%
PC Agenda Page 214
Worker Inflow / Outflow
“Are jobs coming or going?”
31
*Employment Ratio = People employed within City (living and working in City + those who come into the City for work) /
Employed population of City (living and working in City + workers who live in the City, but work outside of the City)
Source:U.S. Census Bureau Center for Economic Studies (2014)
Workers living & employed
in the City
Workers employed in the City
but living outside Workers living in the City but
employed outside
Workers Living and Working 3,889
Workers Coming (Inflow)35,659
Workers Going (Outflow)43,287
Net Inflow/Outflow (7,628)
Employment Ratio*0.84
Reference: Los Angeles County
Workers Living and Working 3,344,431
Workers Coming (Inflow)1,027,118
Workers Going (Outflow)775,159
Net Inflow/Outflow 251,959
Employment Ratio*1.06
PC Agenda Page 215
Employment Projections by Industry
Los Angeles County
Source:California Employment Development Department, U.S. Bureau of Labor Statistics (2014)
Industry 2014 2024
Annual
Growth
2014-24
Total
Growth
2014-24
Total
Change
2014-24
Health Care and Social Assistance 602,100 780,900 3.0%29.7%178,800
Accommodation and Food Services 386,800 483,700 2.5%25.1%96,900
Professional and Business Services 599,100 680,300 1.4%13.6%81,200
Retail Trade 413,000 449,900 0.9%8.9%36,900
Educational Services (Private)118,600 148,600 2.5%25.3%30,000
Construction 119,600 146,700 2.3%22.7%27,100
Government 556,200 582,000 0.5%4.6%25,800
Transportation and Warehousing 151,300 171,900 1.4%13.6%20,600
Wholesale Trade 222,500 242,700 0.9%9.1%20,200
Other Services 150,500 167,000 1.1%11.0%16,500
Information 198,000 213,500 0.8%7.8%15,500
Arts, Entertainment, and Recreation 79,800 93,200 1.7%16.8%13,400
Financial Activities 211,100 218,900 0.4%3.7%7,800
Mining and Logging 4,300 4,500 0.5%4.7%200
Utilities 12,100 11,600 (0.4%)(4.1%)(500)
Manufacturing 364,100 329,300 (1.0%)(9.6%)(34,800)
Total Nonfarm 4,189,000 4,724,700 1.3%12.8%535,700
Total Farm 5,200 4,700 (1.0%)(9.6%)(500)
Other 297,600 333,900 1.2%12.2%36,300
Total Employment 4,491,800 5,063,300 1.3%12.7%571,500
32
PC Agenda Page 216
Jobs / Housing Balance
33
Source:ESRI (2017)
2017 City of
Downey
County of
Los Angeles
State of
California
Employment 43,076 4,154,936 16,037,430
Households 34,989 3,362,080 13,264,119
Jobs/Housing Ratio 1.23 1.24 1.21
PC Agenda Page 217
Traffic Map
Radii from Gardendale St. & Erickson Ave.
34
Source:ESRI (2017)
0.5 Mile
1 Mile
PC Agenda Page 218
35
•Kosmont analyzed the location of homes and job centers within the City
in relation to the Site. The Project Area is located at the southwestern
edge of the City and is currently not located near any major
concentration of jobs or homes
•The City has lower unemployment compared to the State and Los
Angeles County, with most workers in the city employed in health care
and social assistance, retail trade, educational services,
accommodation and food services, manufacturing, and other services
excluding public administration
•Most employees who live in the City work in other areas including Los
Angeles, Long Beach, Santa Fe Springs, Commerce, Anaheim, and
Vernon, yielding an overall net outflow of jobs; The net outflow of jobs
indicates the possible need to create more jobs within the City
•Downey’s balanced jobs/housing ratio is comparable to the County and
State ratios and reflects a very stable community
Summary: Unemployment and Employment by Industry
PC Agenda Page 219
36
Market Demand Analysis
Supply, Vacancy, & Lease Rates
(Retail, Office, Industrial, & Multifamily)
1. Analysis
PC Agenda Page 220
Retail and Office Submarkets
37
Source:CoStar (2017)
Western San
Gabriel Valley
Culver City
Southeast
Los Angeles
Long Beach:
Suburban
Torrance
Hawthorne /
Gardena
Greater
Downtown
Mid-
Cities
SITE
PC Agenda Page 221
Mid-Cities Submarket
38
Source:CoStar (2017)
Cities in Mid-Cities Submarket
Artesia Huntington Park
Bell Lynwood
Bellflower Maywood
Bell Gardens Norwalk
Cerritos Paramount
Compton South Gate
Cudahy Vernon
Downey
SITE
PC Agenda Page 222
Retail Vacancy
by Submarket
2.4%2.5%2.6%
4.2%4.4%4.5%4.6%4.9%5.1%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%Retail Vacancy (Q2 2017)
Note:CoStar includes Downey in the Mid-Cities submarket for retail; Downey Total Retail Market = 5.5 M sq.ft.
Source:CoStar (Q2 2017)
Downey 6.1%
12.1 11.8 19.4 435.2 48.9 13.1 19.4 24.5 18.0
Total Gross Leasable Area (GLA) in millions of SF:
39
PC Agenda Page 223
Retail Lease Rates
by Submarket
$20.47 $21.78 $22.43 $23.69 $26.21 $26.83
$31.20 $31.53
$38.41
$0.00
$5.00
$10.00
$15.00
$20.00
$25.00
$30.00
$35.00
$40.00
$45.00 Effective Retail Rent –$PSF / Year NNN (Q2 2017)
Downey
$16.89
19.4 48.9 13.1 12.1 19.4 18.0 435.2 11.8 24.5
Total Gross Leasable Area (GLA) in millions of SF:
Note:CoStar includes Downey in the Mid-Cities submarket for retail; Downey Total Retail Market = 5.5 M sq.ft.
Source:CoStar (Q2 2017)
40
PC Agenda Page 224
Office Vacancy
by Submarket
5.8%6.4%6.5%7.6%
10.6%10.9%
13.1%13.5%
29.7%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%Office Vacancy (Q2 2017)
Downey
3.0%
8.7 9.8 12.3 9.1 412.9 10.8 71.5 8.1 4.3
Total Gross Leasable Area (GLA) in millions of SF:
41
Note:CoStar includes Downey in the Mid-Cities submarket for office; Downey Total Office Market = 2.0 M sq. ft.
Downey Medical Office Submarket = 590,000 sq. ft., Medical Office Submarket Vacancy = 3.6%; Source:CoStar (Q2 2017)PC Agenda Page 225
Office Lease Rates
by Submarket
$21.84 $21.99
$25.22 $25.30 $25.48
$29.65
$34.95 $37.08
$46.87
$0.00
$5.00
$10.00
$15.00
$20.00
$25.00
$30.00
$35.00
$40.00
$45.00
$50.00 Effective Office Rent –Gross Rent/SF (Q2 2017)
Downey
$25.62
4.3 8.7 9.8 12.3 10.8 9.1 412.9 71.5 8.1
Total Gross Leasable Area (GLA) in millions of SF:
42
Note:CoStar includes Downey in the Mid-Cities submarket for office; Downey Total Office Market = 2.0 M sq. ft.
Downey Medical Office Market = 590,000 sq. ft., Medical Office Submarket Gross Rent/SF = $23.92; Source:CoStar (Q2 2017)PC Agenda Page 226
Industrial Submarkets
43
Source:CoStar (2017)
Montebello
/Whittier
Santa Fe
Springs
Norwalk
/Bellflower
Commerce
Paramount
North
Paramount
South
Lynwood
Downey
SITE
PC Agenda Page 227
Downey Industrial Submarket
44
Source:CoStar Property (Q2 2017)
SITE
PC Agenda Page 228
Industrial Vacancy
by Submarket
0.3%
0.8%0.9%
1.2%1.4%1.6%
1.9%1.9%2.1%
0.0%
0.5%
1.0%
1.5%
2.0%
2.5%
3.0%
3.5%
4.0%Industrial Vacancy (Q2 2017)
Note:CoStar includes the City of Downey in the Downey Industrial submarket; City of Downey Total Industrial Market = 4.8 M sq. ft.
Source:CoStar (Q2 2017)
5.7 27.3 7.2 47.8 4.7 7.2 2.5 49.8 865.3
Total Gross Leasable Area (GLA) in millions of SF:
45
PC Agenda Page 229
Industrial Lease Rates
by Submarket
$7.29 $8.21 $8.52 $8.70 $8.71 $9.25 $10.04 $10.14
$18.00
$0.00
$2.00
$4.00
$6.00
$8.00
$10.00
$12.00
$14.00
$16.00
$18.00
$20.00 Effective Industrial Rent –$PSF / Year NNN (Q2 2017)
2.5 47.8 49.8 7.2 7.2 27.3 865.3 4.7 5.7
Total Gross Leasable Area (GLA) in millions of SF:
46
Note:CoStar includes the City of Downey in the Downey Industrial submarket; City of Downey Total Industrial Market = 4.8 M sq. ft.
Source:CoStar (Q2 2017)PC Agenda Page 230
Multifamily Submarkets
47
Source:CoStar (2017)
South
Los Angeles
San Gabriel Valley
Northeast
Los Angeles
Downtown
Los Angeles
Southeast
Los Angeles
Greater
Inglewood
SITE
PC Agenda Page 231
Southeast Los Angeles Multifamily Submarket
48
Source:CoStar Property (2017)
Cities in Southeast Los Angeles
Multifamily Submarket
Cudahy Maywood
Downey Montebello
Huntington Park South Gate
La Mirada Whittier
City
Boundaries
SITE
PC Agenda Page 232
Multifamily Vacancy
by Submarket
2.8%3.4%3.8%4.0%4.0%4.1%
10.7%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
Southeast Los
Angeles
South Los
Angeles
San Gabriel
Valley
Greater
Inglewood
Los Angeles
County
Northeast Los
Angeles
Downtown Los
Angeles
Multifamily Vacancy (Q2 2017)
Downey
3.1%
66.6 32.5 81.1 61.0 1,116.9 20.5 30.3
Total Number of Units in thousands (000s):
49
Note:CoStar includes Downey in the Southeast Los Angeles submarket for multifamily; # of multifamily units in Downey = 9,426;
Source:CoStar (Q2 2017)PC Agenda Page 233
Multifamily Lease Rates
by Submarket
$1,191 $1,211
$1,378 $1,366 $1,406
$1,683
$2,253
$0
$500
$1,000
$1,500
$2,000
$2,500
Greater
Inglewood
Southeast Los
Angeles
Northeast Los
Angeles
South Los
Angeles
San Gabriel
Valley
Los Angeles
County
Downtown Los
Angeles
Asking Rent –Per Unit / Month (Q2 2017)
61.0 66.6 20.5 32.5 81.1 1,116.9 30.3
Total Number of Units in thousands (000s):
50
Note:CoStar includes Downey in the Southeast Los Angeles submarket for multifamily; # of multifamily units in Downey = 9,426;
Source:CoStar (Q2 2017)
Downey Asking Rent Per Unit / Month (Q2 2017)
Studio $919
1 BR $1,236
2 BR $1,560
AVERAGE $1,391
PC Agenda Page 234
Summary: Supply, Vacancy, & Lease Rates
•Supply, vacancy and lease/rental rates for retail, office, industrial, and multifamily uses are
compared between neighboring submarkets and the Los Angeles County market average
•Downey falls within the “Mid-Cities” submarket for retail and office uses, the “Downey
Industrial” submarket for industrial uses, and the “Southeast Los Angeles” multifamily
submarket (as defined by CoStar)
•Downey retail vacancy is higher and lease rates are lower than the Mid-Cities submarket
and Los Angeles County market average, limiting retail demand
•Office vacancy in Downey is lower than both the Mid-Cities submarket and County market
average; office rental rates in Downey are slightly higher compared to the submarket, but
lower than the County market average, indicating strong potential office/medical office
demand
•Industrial vacancy and lease rates are lower in Downey compared to the Los Angeles
County market average, indicating a high demand for industrial uses
•Multifamily vacancy and rental rates in Downey are higher compared to the Southeast Los
Angeles submarket, but lower than neighboring submarkets and the Los Angeles County
market average. This demonstrates a strong demand for housing within the City
51
Source:CoStar (2017)PC Agenda Page 235
52
Market Demand Analysis
Retail Sales Performance
1. Analysis
PC Agenda Page 236
Downey & Comparison Regions
53
Source:ESRI (2017)
Pico
Rivera
South Gate
Lynwood
Downey
Paramount
Bellflower
Norwalk
Commerce
Bell
Gardens
1 Mile
SITE
PC Agenda Page 237
2017 Population (000s):
$287 $374
$565
$691
$1,055
$1,186 $1,200
$1,471 $1,501
$0
$200
$400
$600
$800
$1,000
$1,200
$1,400
$1,600
$1,800
$2,000
Retail Sales in 2016
(in $ millions)
Retail Sales Comparison
Downey & Comparison Cities
44 73 56 80 65 97 109 117 13
54
Source:ESRI, Infogroup (2017); Includes taxable and non-taxable sales PC Agenda Page 238
2017 Population (000s):
$5.1 $6.6
$8.7 $10.1 $11.0 $12.2 $12.6 $14.2
$16.2
$0.0
$10.0
$20.0
$30.0
Per Capita Retail Sales in 2016
(in $ thousands)
Per Capita Retail Sales
Downey & Comparison Regions
73 44 80 56 109 97 117 10,276 65 13
55
Source:ESRI, Infogroup (2017); Includes taxable and non-taxable sales
$113.5
PC Agenda Page 239
56
Retail Category Definitions
•Shopper Goods / GAFO (General Merchandise, Apparel & Accessories, Furniture & Other Sales)
–Clothing & Clothing Accessories Stores
–General Merchandise Stores
–Furniture & Home Furnishings Stores
–Health & Personal Care Stores
–Sporting Goods, Hobby, Book & Music Stores
–Electronics & Appliance Stores
–Miscellaneous Store Retailers (incl. Office Supply)
•Convenience Goods
–Food and Beverage (Grocery Stores)
–Food Service and Drinking Places (Restaurants & Bars)
•Heavy Commercial Goods
–Building Materials (Home Improvement)
–Auto Dealers & Supplies
–Gasoline / Service Stations
•Non-Store Retailers (e.g., Online Shopping & Mail-Order)
Note: Retail Categories delineated by NAICS / California Board of Equalization PC Agenda Page 240
Key: Indicates higher value for Downey Indicates lower value for Downey
Per Capita Retail Sales by Category
City & Comparison Regions
Per Capita Retail Sales Downey Bell
Gardens Bellflower Commerce Lynwood Norwalk Paramount Pico Rivera South Gate
Los
Angeles
County
Shopper Goods (GAFO):
Clothing & Accessories Stores $952 $166 $103 $20,970 $486 $219 $745 $225 $1,230 $1,146
General Merchandise Stores $1,827 $739 $655 $10,214 $180 $3,170 $1,705 $2,416 $2,073 $1,674
Furniture & Home Stores $192 $65 $231 $4,342 $217 $29 $288 $1,742 $659 $435
Health & Personal Care Stores $1,608 $209 $605 $2,570 $411 $389 $337 $351 $514 $755
Sporting Goods, Hobby, Book Stores $182 $270 $193 $3,037 $105 $1,386 $243 $292 $236 $329
Electronics & Appliance Stores $356 $0 $317 $1,959 $138 $152 $259 $68 $835 $609
Miscellaneous Store Retailers $372 $135 $314 $12,078 $170 $197 $413 $376 $104 $576
Total GAFO $5,489 $1,583 $2,421 $55,171 $1,706 $5,542 $3,990 $5,470 $5,651 $5,524
Convenience Goods:
Food & Beverage Stores $1,539 $1,845 $1,087 $16,977 $1,085 $1,679 $2,040 $4,284 $2,113 $2,037
Food Services & Drinking Places
(Restaurants)$1,652 $877 $910 $3,575 $832 $989 $774 $1,353 $913 $1,567
Total Convenience $3,191 $2,721 $1,997 $20,552 $1,917 $2,669 $2,814 $5,637 $3,026 $3,604
Heavy Commercial:
Bldg Materials, Garden Equip. Stores $626 $406 $310 $10,051 $139 $352 $1,031 $1,219 $821 $616
Motor Vehicle & Parts Dealers $2,231 $691 $2,706 $8,269 $515 $1,418 $920 $2,348 $1,583 $2,470
Gasoline Stations $999 $851 $1,161 $5,194 $803 $1,013 $1,290 $1,548 $1,135 $1,168
Total Heavy Commercial $3,856 $1,948 $4,177 $23,513 $1,456 $2,783 $3,240 $5,116 $3,538 $4,254
Non-store Retailers $57 $344 $63 $14,272 $45 $2 $67 $0 $1 $799
Total Retail $12,593 $6,597 $8,658 $113,508 $5,124 $10,995 $10,111 $16,222 $12,216 $14,181
Source:ESRI, Infogroup (2017), Includes taxable and non-taxable sales
57
PC Agenda Page 241
58
Summary: Retail Sales Performance
•Consumer spending across retail categories is totaled and normalized
for population within the City and comparison regions for the purpose of
evaluating potential sales leakage / capture across jurisdictions
•Retail sales per capita for the City (~$12,600) is less than the retail sales
per capita of Los Angeles County (~$14,200)
•Higher performing sales categories include clothing and accessories
stores, general merchandise stores, health and personal care stores,
miscellaneous store retailers, restaurants, building materials stores, and
motor vehicle and parts dealers
•Lower performing retail categories include furniture and home stores,
sporting goods stores, electronics and appliance stores, food and
beverage (grocery) stores, gasoline stations, and non-store retailers
PC Agenda Page 242
59
Market Demand Analysis
Retail Sales Surplus / Leakage
1. Analysis
PC Agenda Page 243
Downey City Limits & One-Mile Radius
60
1 Mile
City Limits
Source:ESRI (2017); Radius from Gardendale St. and Erickson Ave.
SITE
PC Agenda Page 244
$5.1
$6.6
$8.7
$10.1
$11.0
$12.2 $12.6
$14.2
$16.2
$5.8
$5.4
$9.2
$6.7
$8.6
$6.6
$10.6
$13.3
$8.6
Lynwood Bell Gardens Bellflower Paramount Norwalk South Gate Downey L.A. County Pico Rivera
Retail Sales Per Capita in $000s (2016)
Retail Spending Potential Per Capita in $000s (2016)
Retail Sales Surplus / Leakage
“Cash Registers vs. Wallets”
Note: Spending potential based on number of households, average household income, and estimated percentage of income
spent on retail goods and services Source:ESRI, Infogroup (2017)
Per Capita Sales Surplus/Leakage, Total Surplus/Leakage, and Percent Surplus/Leakage:
Surplus
($0.7K)$1.2K ($0.5K)$3.4K $2.4K $5.6K $2.0K $0.9K $7.6K
($50M)$54M ($47M)$192M $258M $548M $231M $8,848M $494M
(12%)23%(6%)51%27%86%19%7%88%
61
PC Agenda Page 245
Retail Sales Surplus / Leakage by Category
City of Downey
Retail Category
Retail
Spending
Potential
Retail
Sales
Retail
Surplus/
(Leakage)
Percent
Surplus/
(Leakage)
Shopper Goods (GAFO):
Clothing & Clothing Accessories Stores $84,336,786 $111,177,239 $26,840,453 31.8%
General Merchandise Stores $190,888,492 $213,495,250 $22,606,758 11.8%
Furniture & Home Furnishings Stores $40,933,849 $22,373,725 ($18,560,124)(45.3%)
Health & Personal Care Stores $76,003,774 $187,912,527 $111,908,753 147.2%
Sporting Goods, Hobby, Book & Music Stores $36,836,813 $21,267,926 ($15,568,887)(42.3%)
Electronics & Appliance Stores $42,097,275 $41,624,687 ($472,588)(1.1%)
Miscellaneous Store Retailers $40,520,438 $43,472,261 $2,951,823 7.3%
Subtotal –GAFO $511,617,427 $641,323,615 $129,706,188 25.4%
Convenience Goods:
Food & Beverage Stores (Grocery)$185,130,576 $179,780,832 ($5,349,744)(2.9%)
Food Services & Drinking Places (Restaurants)$123,652,969 $193,035,653 $69,382,684 56.1%
Subtotal –Convenience $308,783,545 $372,816,485 $64,032,940 20.7%
Heavy Commercial Goods:
Bldg Materials, Garden Equip. & Supply Stores $63,407,236 $73,101,438 $9,694,202 15.3%
Motor Vehicle & Parts Dealers $223,337,695 $260,672,825 $37,335,130 16.7%
Gasoline Stations $100,150,391 $116,678,627 $16,528,236 16.5%
Subtotal –Heavy Commercial $386,895,322 $450,452,890 $63,557,568 16.4%
Non-store Retailers $33,427,344 $6,709,730 ($26,717,614)(79.9%)
Total Retail $1,240,723,638 $1,471,302,720 $230,579,082 18.6%
Source:ESRI, Infogroup (2017)
62
PC Agenda Page 246
Retail Sales Surplus / Leakage by Category
One-Mile Radius from Gardendale St. & Erickson Ave.
Retail Category
Retail
Spending
Potential
Retail
Sales
Retail
Surplus/
(Leakage)
Percent
Surplus/
(Leakage)
Shopper Goods (GAFO):
Clothing & Clothing Accessories Stores $16,211,707 $5,424,366 ($10,787,341)(66.5%)
General Merchandise Stores $37,064,125 $21,782,568 ($15,281,557)(41.2%)
Furniture & Home Furnishings Stores $7,828,489 $2,972,957 ($4,855,532)(62.0%)
Health & Personal Care Stores $14,464,048 $8,373,243 ($6,090,805)(42.1%)
Sporting Goods, Hobby, Book & Music Stores $7,209,035 $18,326,647 $11,117,612 154.2%
Electronics & Appliance Stores $8,146,373 $4,037,372 ($4,109,001)(50.4%)
Miscellaneous Store Retailers $7,716,712 $3,856,464 ($3,860,248)(50.0%)
Subtotal –GAFO $98,640,489 $64,773,617 ($33,866,872)(34.3%)
Convenience Goods:
Food & Beverage Stores (Grocery)$35,744,356 $43,092,202 $7,347,846 20.6%
Food Services & Drinking Places (Restaurants)$23,716,446 $15,818,960 ($7,897,486)(33.3%)
Subtotal –Convenience $59,460,802 $58,911,162 ($549,640)(0.9%)
Heavy Commercial Goods:
Bldg Materials, Garden Equip. & Supply Stores $11,723,260 $1,934,098 ($9,789,162)(83.5%)
Motor Vehicle & Parts Dealers $42,865,646 $22,019,799 ($20,845,847)(48.6%)
Gasoline Stations $19,776,328 $34,876,505 $15,100,177 76.4%
Subtotal –Heavy Commercial $74,365,234 $58,830,402 ($15,534,832)(20.9%)
Non-store Retailers $6,255,063 $5,010,447 ($1,244,616)(19.9%)
Total Retail $238,721,588 $187,525,628 ($51,195,960)(21.4%)
Source:ESRI, Infogroup (2017)
63
PC Agenda Page 247
Retail Sales Leakage Categories and Supportable SF
One-Mile Radius from Gardendale St. & Erickson Ave
Retail Sales Leakage Categories
Retail
Sales
Leakage
Estimated
Sales PSF
Estimated
Supportable
SF
Clothing & Clothing Accessories Stores ($10,787,341)$300 35,957 SF
General Merchandise Stores ($15,281,557)$300 50,938 SF
Furniture & Home Furnishings Stores ($4,855,532)$300 16,185 SF
Health & Personal Care Stores*($6,090,805)$300 20,302 SF
Electronics & Appliance Stores ($4,109,001)$300 13,696 SF
Miscellaneous Store Retailers ($3,860,248)$300 12,867 SF
Food Services & Drinking Places (Restaurants)*($7,897,486)$400 19,743 SF
Bldg. Materials,Garden Equip. & Supply Stores ($9,789,162)$800 12,236 SF
Motor Vehicle & Parts Dealers ($20,845,847)$1,200 17,371 SF
Total Sales Leakage Categories ($83,516,979)199,295 SF
Source:ESRI, Infogroup, ULI & ICSC Dollars and Cents of Shopping Centers, HdL Companies, Kosmont Companies (2017);
Note:*Short term viability based on retail category expansion and Site location and compatibility
64
PC Agenda Page 248
65
Surplus/Leakage Summary by Category
Surplus Retail Categories Leakage Retail Categories
•Sporting Goods, Hobby, Book & Music
Stores
•Food & Beverage Stores (Grocery)
•Gasoline Stations
•Clothing & Clothing Accessories Stores
•General Merchandise Stores
•Furniture & Home Furnishings Stores
•Health & Personal Care Stores
•Electronics & Appliance Stores
•Miscellaneous Store Retailers
•Food Services & Drinking Places
(Restaurants)
•Bldg. Materials, Garden Equip. & Supply
Stores
•Motor Vehicle & Parts Dealers
•Non-store Retailers
PC Agenda Page 249
66
Summary: Retail Sales Surplus / Leakage
•Overall retail sales in the City are higher than retail spending potential
based on households and average household income,suggesting that,
the City is likely capturing a significant portion of Downey resident retail
purchases and additional retail spending by residents of other cities (i.e.
retail sales surplus)
•Kosmont analyzed retail sales within the City and a one-mile radius from
the Site (at edge of City boundary)and found certain retail categories
exhibiting a retail sales leakage across both geographies
•Retail categories displaying sales leakage within a one-mile radius of the
Site include:
‒Clothing & Clothing Accessories Stores
‒General Merchandise Stores
‒Furniture & Home Furnishings Stores
‒Health & Personal Care Stores*
‒Electronics & Appliance Stores
‒Miscellaneous Store Retailers
Note:*Short term viability based on retail category expansion and Site location and compatibility
‒Food Services & Drinking Places
(Restaurants)*
‒Building Materials, Garden Equipment
& Supply Stores
‒Motor Vehicle & Parts Dealers
‒Non-store Retailers
PC Agenda Page 250
Trade Area Retailer Voids
67
1. Analysis
PC Agenda Page 251
Source:ESRI; Directory of Major Malls (2017)
68
Major Shopping Center Map
Downey Trade Area (1 & 3 miles from Site)
(“GLA”)
Downey Landing
375,000 GLA
1 Mile
3 Miles
PC Agenda Page 252
Drug Stores Restaurants Casual Restaurants Ice Cream Smoothie Restaurants Sandwich
Nutrition Zone Another Broken Egg Ben & Jerry’s Blimpie
Total Nutrition Bonefish Grill Bruster’s Capriotti’s
Viva Vitamins Brio Carvel Firehouse Subs
Buca di Beppo Juice It Up!Great Steak
Fitness Buffalo’s Southwest Café NRGize Quiznos
Anytime Fitness BURGERFI Orange Julius Sandella’s Flatbread
Bay Club Café Rio Pinkberry Schlotzsky’s Deli
Crunch California Pizza Kitchen Planet Smoothie Togo’s
Curves for Women Capital Grille Red Mango Which Wich
Equinox Fitness Chevy’s Rita’s
Gold’s Gym Famous Dave’s Robeks
In-Shape Fuddruckers Smoothie King
Lifetime Fitness Hooters Surf City Squeeze
Orangetheory Fitness Johnny Rockets TCBY
Powerhouse Gym Macaroni Grill Tropical Smoothie Café
Retro Fitness Outback Steakhouse
Snap Fitness Pei Wei Restaurants Pizza
World Gym Qdoba Blaze Pizza
Red Lobster Chuck E. Cheese’s
Health &Beauty Red Robin Hungry Howie’s
Cool Cuts 4 Kids Shake Shack Marco’s Pizza
M-A-C T.G.I. Friday’s Mountain Mike’s Pizza
Sally Beauty Supply Papa Murphy’s
Sport Clips Restaurants Coffee Donuts Pieology
It’s A Grind Pizza Factory
Restaurants Bakery Bagels Krispy Kreme Pizza Studio
Bruegger’s Peet’s PizzaREV
Corner Bakery Tully’s Coffee Villa Pizza
Einstein Bros Winchell’s zpizza
Manhattan Bagel
Noah’s
69
National Retailer Voids
(within City)
Source:Sites USA, Kosmont Companies (2017)
PC Agenda Page 253
Drug Stores Restaurants Bakery Bagels IHOP
CVS Bruegger’s Johnny Rockets
GNC Corner Bakery Macaroni Grill
NUTRISHOP Einstein Bros Marie Callender’s
Nutrition Zone Manhattan Bagel Mimis Cafe
Rite Aid Noah’s Noodles & Company
Savon Panera Bread Olive Garden
Total Nutrition Outback Steakhouse
Vitamin Shoppe Restaurants Casual Pei Wei
Vitamin World Another Broken Egg Pick Up Stix
Viva Vitamins BJ’s Restaurant & Brewery Qdoba
Bonefish Grill Red Lobster
Fitness Brio Red Robin
24 Hr Fitness Buca di Beppo Rubio’s
Anytime Fitness Buffalo’s Southwest Café Shake Shack
Bay Club Buffalo Wild Wings Sizzler
Crunch BURGERFI T.G.I. Friday’s
Curves for Women Café Rio
Equinox Fitness California Pizza Kitchen
Gold’s Gym Capital Grille
In-Shape Carino’s
LA Fitness Chevy’s
Lifetime Fitness Chili’s
Orangetheory Fitness Chipotle
Planet Fitness Coco’s
Powerhouse Gym Denny’s
Retro Fitness Dickey’s
Snap Fitness Elephant Bar
World Gym Famous Dave’s
YMCA Five Guys
Fuddruckers
Habit Burger Grill
Home Town Buffet
Hooters
70
National Retailer Voids
(within 1 mile from Gardendale St. & Erickson Ave.)
Source:Sites USA, Kosmont Companies (2017)
PC Agenda Page 254
Source:Sites USA, Kosmont Companies (2017)
Restaurants Coffee Donuts Restaurants Pizza Restaurants Sandwich
Dunkin’ Donuts Blaze Pizza Blimpie
It’s A Grind Chuck E. Cheese’s Capriotti’s
Krispy Kreme Hungry Howie’s Charley’s Grilled Subs
Peet’s Little Caesars Firehouse Subs
The Coffee Bean Marco’s PIzza Great Steak
Tully’s Coffee MOD Pizza Jersey Mike’s
Winchell’s Mountain Mike’s Pizza Jimmy John’s
Papa John’s Quiznos
Restaurants Ice Cream
Smoothie Papa Murphy’s Sandella’s Flatbread
Baskin-Robbins Pieology Schlotzsky’s Deli
Ben & Jerry’s Pizza Factory Togo’s
Bruster’s Pizza Hut Which Wich
Carvel Pizza Studio
Cold Stone Creamery PizzaREV
Jamba Juice Round Table
Juice It Up!Sbarro
Menchie’s Shakeys
NRGize Villa Pizza
Orange Julius zpizza
Pinkberry
Planet Smoothie
Red Mango
Rita’s
Robek’s
Smoothie King
Surf City Squeeze
TCBY
Tropical Smoothie Café
Yogurtland
71
National Retailer Voids
(within 1 mile from Gardendale St. & Erickson Ave. cont.)
PC Agenda Page 255
Source:ESRI (2017)
72
Health & Personal Care Store Location Map
One-Mile Radius from Gardendale St. & Erickson Ave.
1 Mile
SITE
Frames
and Lens
Beauty Salon
Equipment
Walgreens
Hanger P&O / Ace
Orthopedics
Walmart Supercenter /
Walgreens / Sally Beauty
Walmart
Neighborhood Market
& Pharmacy
Fobi Comprehensive Pharmacy /
Natural Products Center
Walgreens
All Cities
Orthopedics
Mary Kay
Cosmetics
PC Agenda Page 256
73
Fitness Center Location Map
One-Mile Radius from Gardendale St. & Erickson Ave.
1 Mile
SITECasilla’s Boxing /
Perla Spa
Camp Xcel
24 Hr Fitness
Youngevity 90
Fitness Studio Perfect Fit
WestDivas
Zumba
Source:ESRI (2017)PC Agenda Page 257
74
Restaurant Location Map
One-Mile Radius from Gardendale St. & Erickson Ave.
1 Mile
SITE
Burger King /
Domino’s / Jack in
the Box / Subway
Mariscos
Nayarit
Popeyes
La Amapola /
Zavala Restaurant
Carl’s Jr. / El Pollo
Loco / Subway
Pronto
Pizza
Source:ESRI (2017)
Ming Moon
Chinese Fast
Food
Pete’s Hamburgers /
Pizza by Georgios
El Taco Loco /
Mariscos Sinaloa /
Subway
Jack in the Box /
Shakey’s Pizza Carl’s Jr. / El Pollo
Loco / McDonald’s
/ Quiznos / Subway
/ Taco Bell /
Wendy’s
El Compa
Restaurant
McDonald’s /
Shakey’s Pizza
KFC / McDonald’s / Panda
Express / Pizza Hut / Subway /
Taco Bell / Weinerschnitzel
PC Agenda Page 258
75
•Kosmont considered categories in retail industry that are expanding
(e.g., health care / personal services / fitness / food), location of Site at
edge of the City boundary, potential transit-oriented development based
on future Metro rail station, and trade area demographics to determine
Site compatibility
•Accordingly, retailer voids were evaluated for health and personal care
(including fitness) and restaurants within the City, along with 1 and 3
mile radii from the Site
Summary: Retailer Voids
PC Agenda Page 259
Strategy Outline
76
2. Strategy
a)Land Strategy and Prioritization
PC Agenda Page 260
Land Strategy and
Prioritization
77
2. Strategy
PC Agenda Page 261
Potential Land Use Strategies
78
Based on Kosmont’s findings, the following may be considered with respect
to potential land uses:
•Given proximity to the proposed Metro station, retail sales leakage within
a mile of the Site, and retailer voids, there could be neighborhood
serving, transit-oriented retail servicing the trade area and potential
commuting population
•The Site is located near existing office / medical office uses, which have
strong supply / demand metrics within the City. Therefore, the Site has
merit for additional office / medical office uses
•While the Site has potential for industrial uses based on market demand,
size and scale of the opportunity site areas and incompatibility with
potential for residential make large new industrial uses questionable
for the Site
•Multifamily uses should be considered on the Site due to high
demand and low vacancy relative to neighboring areas, compatibility with
the proposed Metro station (transit-oriented community) and sports park,
and a general shortage of housing in Southern California and the StatePC Agenda Page 262
Implementation Outline
79
3. Implementation
a)Financing and Incentives
PC Agenda Page 263
Financing and Incentives
80
3. Implementation
PC Agenda Page 264
81
New Tools Existing / Former Tools
Digital E.D. & Digital Community Participation
Sustainability and Housing Districts
Special Districts
(Tourism, BIDs, etc.)
Real Estate &
Property
Rebate of Taxes
/ Revenues
Land Use / Zoning
(Higher Density;
DORTM; Parking)
Grants / State /
Federal Sources
P3 / Project
Delivery
Methods
California
RDAs
1945 -2012
OppSites digiConversationTM
WHOZ
Enhanced
Infrastructure
Financing Districts
(EIFDs)
Housing
Sustainability
Districts (HSD)
Affordable
Housing
Authorities
(AHA)
Community
Revitalization & Inv.
Authority (CRIA)
NIFTI
City Should Utilize Economic Development Tools
for Public / Private Projects
Kosmont
Retail NOW!®
PC Agenda Page 265
Legislature Created Sustainability Districts
EIFDs Now Shifting to Housing Districts
82
Date Legislation
9/29/2014 SB 628 signed by Governor,authorizing EIFDs
9/22/2015 AB 313 signed by Governor, revising EIFD legislation
AB 2 signed by Governor, introducing CRIAs
9/23/2016 AB 2492 signed by Governor,amending CRIA
9/29/2017 SB 540 signed by Governor, introducing Workforce Housing
Opportunity Zones (WHOZ)
10/7/2017 AB 1568 signed by Governor, introducing NIFTI as part of
EIFDs
10/13/2017 AB 1598 signed by Governor, introducing Affordable
Housing Authorities (AHAs)
PC Agenda Page 266
New Sustainability Districts:
Infrastructure & Housing
83
Governor Brown taketh RDAs... and giveth Sustainability Districts
•Enhanced Infrastructure Financing Districts (EIFDs)
▪Focus on Infrastructure and public/private transactions
•Community Revitalization and Investment Authorities (CRIAs))
▪Similar to EIFDs w/eligibility standards & focus on affordable housing
•New (2018) approved Housing Districts include:
▪Affordable Housing Authorities (AHAs)
▪Workforce Housing Opportunity Zones (WHOZs)
▪Housing Sustainability Districts (HSAs)
•All Districts eligible for state funding for climate action/transportation
•City of La Verne is LA County’s first EIFD (Oct. 2017) for TOD/Mixed Use
PC Agenda Page 267
EIFDs at a Glance
84
•Enables tax increment financing for local/regional projects (purchase,
construction, expansion, improvement, seismic retrofit, rehabilitation)
•District lifespan is 45 years to collect and spend property tax increment
•Any property with useful life of 15+ years & of communitywide
significance
•Managed by newly created Public Financing Authority (led by city or
county) –board of 5+ members, includes at least 2 public members
•Activities directed by PFA adopted Infrastructure Financing Plan (IFP)
•No public vote required to create District
•55% landowner or registered voter election
needed for tax increment bonds
•No school district increment allowed
•Does not increase property taxes
PC Agenda Page 268
CRIAs at a Glance
85
Community Revitalization Investment Authority (CRIA)
•Restores redevelopment authorities to disadvantaged communities
▪Carries out provisions of Community Redevelopment Law
•Formed by City or County (Special Districts allowed if CRIA is Joint Powers Authority)
5+ member board, including at least 2 public members
•Allows projects to be financed by bonds serviced by tax increment
▪30 years to issue debt; 45 years to repay indebtedness
•Powers of eminent domain granted to CRIAs for first 12 years of district
•No voter approval for formation or bond issuance, but subject to majority protest at
adoption and every 10 years
•25% affordable housing set-aside
•Must meet qualification requirements
PC Agenda Page 269
Sustainability & Housing Districts:
What Can They Fund?
86
Source: SB 628/AB 2 -Bill Text
Aff./Workforce Housing/Mixed Use
Civic Infrastructure
Brownfield Remediation
Wastewater/Groundwater Light / High Speed Rail
Parks & Open Space
Industrial Structures
Childcare Facilities
Transit Priority/RTP/SCS Projects
PC Agenda Page 270
EIFD/CRIA Formation in Progress
87
West Sacramento
EIFD (approved)
La Verne TOD
EIFD (approved)
San Diego Otay Mesa
EIFD (approved)
Red markers are EIFDs/CRIAs
under evaluation
Three Districts
Approved (EIFDs)
15-20 Districts in
progress
PC Agenda Page 271
88
City of La Verne: L.A. County’s First EIFD!
Metro
Gold
Line
Route
West-
bound to
Pasadena
East-
bound to
Montclair
•Activated Oct 26th, 2017
•City of La Verne is lead
•TOD & Sustainability
District (~110 acres)
•Induce private
development at future
gold line station
•Mixed-use housing,
potential hotel, retail /
event space
•Station area
improvements,
circulation, sustainability
for commercial and
industrial structures
PC Agenda Page 272
89
La Verne EIFD:
Tax Increment Projections
Assumptions:
•Kosmont used initial 5, 10 and 20 year development projections and infrastructure needs
to estimate tax increment revenues
City of La Verne
Preliminary Assessed Value Projections
Development
Type Units
Projected
AV/Unit/SF
Projected Total
Assessed Value
Hotel 150 Keys $100,000 $15,000,000
Retail 110,000 SF $250 $27,500,000
Business Park 60,000 SF $100 $6,000,000
Apartments 920 Units $175,000 $161,000,000
Condominiums 915 Units $300,000 $274,500,000
Total Projected AV New Development $484,000,000
Key Findings:
•Project Area current assessed value ~$63 million
•Significant infrastructure funding capacity for district,
•Increased and accelerated with LA County participation
PC Agenda Page 273
Newest Tools: Housing is Economic Development
90
15 New Housing Statutes Effective January 1, 2018
Focus New Statutes What Do These Bills Do?
Streamlining,
Districts, &
Financing Authorities
SB 540, AB 73,SB 35,
AB 1568, AB 1598
Allows cities and counties to create special districts
and financing authorities whose goals are to
expedite the housing development approval
process and fund affordable housing.
Compliance:
Housing
Accountability Act
(HAA)
SB 167, AB 678,
AB 1515
Strengthens the provisions of the HAA by limiting
the ability of a city / county to deny or downsize
housing projects and by providing HAA protections
to a larger number of housing projects.
Compliance:
Housing Element &
Procedures
AB 72, SB 166,
AB 879, AB 1397,
AB 1505, AB 1521
Amends housing element law by granting cities,
counties, and the State Department of Housing and
Community Development (HCD) the ability to
impose inclusionary zoning and housing
affordability requirements and further strengthen
their enforcement powers of housing element law.
Money SB 2, SB 3, AB 571 Provides funding sources for affordable,
farmworker, and veteran housing.
“Today CA begins a pivot from a housing-last policy to a housing-first policy”
-CA State Senator Scott Weiner (D -San Francisco)PC Agenda Page 274
WHOZ and NIFTI:
Good Legislation or Dr. Seuss Tale?
91
•SB 540 City/County can establish Workforce Housing Opportunity Zone (WHOZ):
Cannot deny a project that meets mitigations and is located within the WHOZ
•AB 1568 Neighborhood Infill and Transit Improvements Act (NIFTI):
Allows EIFDs to receive sales and use taxes for affordable housing projects
“The Whoz wanted to build housing in
Whozville, so a district that used tax
increment, they drew.
They didn’t want to be thrifty, so they
established a NIFTI to receive sales and
use taxes, too.
They included a WHOZ within said district
to streamline the housing queue.
Town spirits were lifted for Christmas when
workers moved into homes… brand new.”
Kosmont Companies via Dr. Seuss
“Now THAT’s nifty!”
-Cindy-Lou Who
PC Agenda Page 275
92
•Kosmont suggests creating a sustainability district, such as an Enhanced
Infrastructure Financing District (EIFD), that would finance economic
development and infrastructure projects at the Site
•Sustainability Districts encourage a regional approach with multiple local
agencies (cities, counties, and special districts) to maximize tax
increment financing for projects
•These Districts could also utilize funds from other sources geared
towards climate action/transportation
•Housing is also economic development. Given the strong demand for
housing, the City should consider creating a Housing District or call upon
AB 1568 (NIFTI) to allow an EIFD to receive sales and use taxes, in
addition to property tax, for affordable housing projects
Summary: Financing and Incentives
PC Agenda Page 276
Appendix Outline
93
Appendix
a)Trade Area Retailer Voids (3 miles from Site)
b)Store Location Maps (City, 1, & 3 mile radii combined)
PC Agenda Page 277
Trade Area Retailer Voids
(3 miles from Site)
94
Appendix
PC Agenda Page 278
Drug Stores Restaurants Casual Restaurants Coffee Donuts Restaurants Pizza
Nutrition Zone Another Broken Egg It’s A Grind Hungry Howie’s
Total Nutrition Bonefish Grill Krispy Kreme Marco’s Pizza
Viva Vitamins Brio Peet’s Mountain Mike’s Pizza
Buca di Beppo Tully’s Coffee Papa Murphy’s
Fitness Buffalo’s Southwest Café Pieology
Anytime Fitness BURGERFI Restaurants Ice Cream
Smoothie Pizza Factory
Bay Club Café Rio Ben & Jerry’s PizzaREV
Crunch California Pizza Kitchen Bruster’s Villa Pizza
Curves for Women Capital Grille Carvel Zpizza
Equinox Fitness Chevy’s Juice It Up!
Gold’s Gym Famous Dave’s NRGize Restaurants Sandwich
In-Shape Fuddruckers Orange Julius Blimpie
Lifetime Fitness Johnny Rockets Pinkberry Capriotti’s
Orangetheory Fitness Macaroni Grill Planet Smoothie Firehouse Subs
Powerhouse Gym Outback Steakhouse Red Mango Great Steak
Retro Fitness Pei Wei Rita’s Quiznos
Snap Fitness Qdoba Robek’s Sandella’s Flatbread
World Gym Red Lobster Smoothie King Schlotzsky’s Deli
Red Robin Surf City Squeeze Togo’s
Restaurants Bakery Bagels Shake Shack TCBY Which Wich
Bruegger’s Sizzler Tropical Smoothie Café
Corner Bakery
Einstein Bros
Manhattan Bagel
Noah’s
95
National Retailer Voids
(within 3 miles from Gardendale St. & Erickson Ave.)
Source:Sites USA, Kosmont Companies (2017)
PC Agenda Page 279
Store Location Maps
96
Appendix
PC Agenda Page 280
97
Health & Personal Care Store Location Map
City, 1 mile, & 3 mile radii
1 Mile
3 Miles
City Limits
SITE
Source:ESRI (2017)PC Agenda Page 281
98
Fitness Center Location Map
City, 1 mile, & 3 mile radii
1 Mile
3 Miles
City Limits
SITE
Source:ESRI (2017)PC Agenda Page 282
99
Restaurant Location Map
City, 1 mile, & 3 mile radii
1 Mile
3 Miles
City Limits
SITE
Source:ESRI (2017)PC Agenda Page 283