HomeMy WebLinkAbout2. PLN-22-00015 - 9432 Telegraph RdSTAFF REPORT
PLANNING DIVISION
DATE: MAY 4, 2022
TO: PLANNING COMMISSION
SUBMITTED/
REVIEWED BY: CRYSTAL LANDAVAZO, INTERIM COMMUNITY DEVELOPMENT
DIRECTOR
PREPARED BY: ALFONSO HERNANDEZ, SENIOR PLANNER
SUBJECT: PLN-22-00015 (SITE PLAN REVIEW) – A REQUEST TO CONSTRUCT A
NEW 5,378 SQUARE-FOOT MEDICAL OFFICE BUILDING
LOCATION: 9432 TELEGRAPH ROAD
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
This application is a request for approval of a Site Plan Review to allow for the construction of a
new 5,378 square foot medical building. Site improvements proposed as part of this application
include new landscaping and parking circulation. A Site Plan Review Application was previously
approved by the Planning Commission on May 20, 2020 for a two-story medical building. The
applicant has chosen to not move forward with the prior proposal and a new site plan is
presented for the consideration. The new proposal has been scaled down to one-story, which is
consistent with other development in the area.
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 APPROVING SITE PLAN REVIEW (PLN-22-00015), THEREBY
ALLOWING THE CONSTRUCTION OF A 5,378 SQUARE-FOOT MEDICAL
BUILDING ON PROPERTY LOCATED AT 9432 TELEGRAPH ROAD
BACKGROUND
The subject site is located on the south side of Telegraph Road, between Passons Boulveard
and Hasty Ave and has an area of 21,866 square feet. The site is currently a vacant lot, but was
previously developed with three structures ranging in uses from residential to used auto sales.
The structures were demolished and the site was left vacant in 2019. Also in 2019, a lot line
adjustment was processed combining addresses 9432 and 9438 Telegraph Road creating one
lot as it exists today.
In 2020, the applicant applied, and was approved, for two different resolutions by the Planning
Commission. One of the items was for a zone change to eliminate a P-B (Parking-Buffer) zoning
designation located on a small portion of the parcel and converting the entire parcel into a C-2
Site Plan Review - PLN-22-00015
May 4, 2022 - Page 2
zone. No modifications are being made to that resolution and therefore that approval will remain
valid. The second part of the application, under a separate resolution, was the approval of a
two-story 7,788 square-foot medical office building. That approval will be rescinded upon
adoption of the proposed resolution, if the Planning Commission approves this application.
Property Frontage
The subject site is located in the C-2 zone, and has a General Plan land use designation of
Neighborhood Commercial. Directly to the rear are single-family residences zoned R-1. The
abutting properties to the east and west are zoned C-2 and P-B, and developed with
commercial uses. The property to the west has a residential unit to the rear. The properties to
the north are across Telegraph Road developed with commercial uses within the City of Pico
Rivera.
The application was deemed complete on March 20, 2022. On April 7, 2022, notice of the
pending public hearing was published in the Downey Patriot and mailed to all property owners
within 500 feet of the subject property. Due to lack of quorum, the application was continued to
be heard at the Planning Commission hearing of May 4, 2022.
DISCUSSION
The Site Plan Review is intended to evaluate the proposed building changes, parking,
landscaping, and thorough compliance with the Downey Municipal Code. The proposed project
consists of the complete renovation of the site including new construction, parking area
improvements, lighting, trash enclosure, and landscaping throughout.
Description
The applicant is proposing to construct a one-story 5,378 square-foot medical office building.
The building is made up of three tenant spaces ranging from 1,358 square feet to 2,620 square
feet. All tenant spaces are proposed as exclusively for medical office. The site is accessible
from Telegraph Road, through one, 25-foot wide driveway. A total of 27 parking spaces are
required and provided. Of the 27 parking spaces two are ADA complaint and two are for electric
vehicles (EV) only. One of the designated EV spaces will accommodate a future charging
station. There will also be 8 bicycle parking spaces located west of the entrance to the site. The
trash enclosure will be located in the southwest corner of the property in the parking lot. Brand
new landscaping will also be incorporated throughout the site.
Site Plan Review - PLN-22-00015
May 4, 2022 - Page 3
Major development standards for this project are as follows:
Standard Requirement Proposed
Lot Coverage 50% max 26%
Floor Area Ratio 1.4 .26
Building Height 45 ft. / 3 stories 19 ft. / one story
Landscape Area 10% of lot min. 13.5%
Setbacks:
Front
Rear
Side
• Interior (North)
• Interior (South)
15’
46’
NR
NR
15’
74’4”’
55’6”
0’
Parking
(Medical Office)
1 per 200 square feet
of gross floor area
Total: 27 spaces
27 spaces
Architecture
The proposed project features a Modern architectural design. The design includes various
elements in horizontal and vertical features, all helping to create a linear inspired design
common in Modern architecture.
The building façade will include varying architectural features as well as contrasting colors and
materials. The building was designed to be at the front setback, closer to the street line, to
enhance the commercial aesthetic along Telegraph Road. The materials for the new building
will be a stacked stone in “Del Sol Quartzite” along the east portion of the front elevation and
along the primary entrances to the tenant spaces. Above the front tenant space, within the
primary architectural feature, will be wood plank siding on both the north and west elevation.
The rest of the building materials will be made of stucco in a gray color, called out on the set of
plans as “flintstone.” The bottoms of each column along the tenant spaces toward the rear of the
building will incorporate dark gray slate stone veneer. Lastly, heavy glazing is incorporated for
the majority of the front tenant space.
North Elevation (Building Street Frontage)
Site Plan Review - PLN-22-00015
May 4, 2022 - Page 4
West Elevation
DEVELOPMENT REVIEW COMMITTEE
The Development Review Committee (DRC) discussed and evaluated the project as it pertains
to Planning, Police, Fire, Public Works, and Building and Safety matters. No departments
expressed major concerns or opposition over the project, and issued standard conditions.
Recommended conditions of approval have been included in the attached Resolution to address
potential impacts.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed Site Plan Review and Conditional Use Permit for compliance
with the California Environmental Quality Act (CEQA). Upon completion of this review, staff has
determined that this request is categorically exempt from CEQA, pursuant to Guideline Section
No. 15332 (Class 32 – In-Fill Development Projects). Class 32 exemptions consist of projects:
consistent with the city’s general plan and municipal code, on a site no greater than five (5)
acres and surrounded by urban uses, with no value as a habitat for threatened species, in which
an approval would not result in any significant impacts, and the site can be adequately served
by all required utilities.
FINDINGS
Pursuant to Municipal Code Section 9820.08, there are seven (7) findings that must be adopted
prior to approving the Site Plan Review. The findings are as follows:
A.The site plan is consistent with the goals and polices embodied in the General
Plan and other applicable plans and policies adopted by the Council;
The project’s objective to revitalize the site helps achieve various long-term goals within
the City’s General Plan. Specifically, the following policies are promoted by the Site Plan
Review:
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.
The proposed architecture is a significant upgrade to the existing and previous site
conditions. The new building is also compatible, in terms of height and density, with
surrounding properties although it will be newer than most developments within its
proximity. The site remained relatively the same since 1987, prior to becoming vacant.
More importantly, since becoming vacant the site has experience significant
degradation. The new structure, site layout, and landscaping not only upgrade the
subject property but the surrounding area as well.
Site Plan Review - PLN-22-00015
May 4, 2022 - Page 5
B. The proposed development is in accordance with the purposes and objectives of
this article and the zone in which the site is located;
Pursuant to Article IX, Section 9314.02, the intent and purpose of the Commercial Zone
regulations is to ensure that the appearance and effects of commercial buildings and
uses are harmonious with the character of the area in which they are located.
Specifically, the C-2 Zone is intended to provide for and encourage orderly development
of general commercial uses, with a variety of goods and services, for the residents of the
entire City, with provisions designed to ensure that such commerce will be efficient,
functionally related, and compatible with adjacent noncommercial development. The
proposed medical office building will consist of three medical offices. As such, this will
provide a service for Downey residents and visitors to Downey. This development is in
accordance with the purposes and objectives of the C-2 Zone.
C. The proposed development’s site plan and its design features, including
architecture and landscaping, will integrate harmoniously and enhance the
character and design of the site, the immediate neighborhood, and the
surrounding areas of the City;
The proposed medical building is designed in such a way as to have a positive visual
impact to the area. The building is one-story in height, as opposed to the allowable three
stories making it more proportional to the adjacent and surrounding commercial
development in the area. The new development will serve as a significant upgrade to an
area that has not seen many recent upgrades. This includes modern architecture and
curb appeal with drought-tolerant landscape within the front setback. Additionally, the
focus on scale will prevent the development from appearing dominant and out of place.
D. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effects of the development from the
view of the public streets;
The site design and overall integration of the landscaping, building orientation, and
driveway access was well-envisioned by the applicant. The relationship of the building to
the street creates a welcoming entrance into the building and is appropriately scaled for
the area. The location of the parking spaces throughout the development gives
consideration to the patients who will be using these facilities. The convenient entry
locations into the building were designed to achieve functionality for visitors to the site.
The site plan as proposed complies with all development standards and does not
present potential conflicts in use.
E. The proposed development will improve the community appearance by preventing
extremes of dissimilarity or monotony in new construction or in alterations of
facilities;
The proposed project reflects contemporary style architecture and keeps with the same
building height as the other commercial developments directly across Telegraph Road
as well as the commercial building adjacent to the west. The proposed project will
enhance the existing commercial uses in the area. The vacant site will be replaced with
a new style of architecture with quality materials, design, and variation in colors. This
proposed development will bring quality and improve the overall appearance of the area.
Site Plan Review - PLN-22-00015
May 4, 2022 - Page 6
F. The site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying
betterment of conditions affecting the public health, safety, comfort, and welfare;
The proposed development includes a new medical office building that will replace a
vacant site which previously operated as a non-conforming single family residence as
well as a used automobile dealership. The proposed building is upgrading the property
with an aesthetic building with unique architecture that will create enhancements to the
site and create a positive impact to the surrounding areas. This new building will provide
tenant space for three medical offices. The traffic generated from this use will be
primarily from patients and employees of this building. The Public Works department has
reviewed the site plan and determined the design will not create any negative impacts to
Telegraph Road beyond a typical extent.
G. The proposed development’s site plan and its design features will include graffiti-
resistant features and materials in accordance with the requirements of Section
4960 of Chapter 10 of Article IV of this Code;
The project has been conditioned to meet the requirements specified in Section 4960 of
the Downey Municipal Code. Section 4960 discusses the installation of anti-graffiti
materials and the appropriate allotted time limit for the removal of graffiti.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
CONCLUSION
Based on the analysis contained within this report, staff is concluding that all findings required
for approval can be made in a positive manner. As such, staff is recommending that the
Planning Commission approve the application (PLN-22-00015), thereby approving the
construction of a 5,378 square foot medical building.
EXHIBITS
A. Maps
B. Draft Resolution
C. Project Plans
Site Plan Review - PLN-22-00015
May 4, 2022 - Page 7
EXHIBIT A
Location
Aerial Photograph
Site Plan Review - PLN-22-00015
May 4, 2022 - Page 8
Zoning
RESOLUTION NO. 22-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING SITE PLAN REVIEW (PLN-22-00015), THEREBY
ALLOWING THE CONSTRUCTION OF A 5,378 SQUARE-FOOT MEDICAL
BUILDING ON PROPERTY LOCATED AT 9432 TELEGRAPH ROAD
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. On May 20, 2020, Site Plan Review for PLN-19-00167 was approved by the Planning
Commission for the construction of a two-story 7,788 square foot medical building; and,
B. On January 26, 2022, the applicant stated they will not move forward with PLN-19-00162
and submitted a request for a Site Plan Review to allow the construction of a 5,378
square-foot medical office building; and,
C. On March 21, 2022, staff deemed the application complete; and,
D. On April 7, 2022, notice of the pending application published in the Downey Patriot and
mailed to all property owners within 500' of the subject site; and,
E. On April 20, 2022, the application was continued to the May 4, 2022 Planning
Commission Public Hearing; and,
F. The Planning Commission held a duly noticed public hearing on May 4, 2022 and, after
fully considering all oral and written testimony and facts and opinions offered at the
aforesaid public hearing, adopted this resolution thereby approving Site Plan Review for
PLN-22-00015 and rescind Resolution No. 20-3119 for PLN-19-00162.
SECTION 2. The Planning Commission further finds, determines and declares the
environmental impact of the proposed project has been reviewed and has been found to be in
compliance with the California Environmental Quality Act (CEQA) and is categorically exempt
from CEQA, pursuant to Guideline Section 15332 (In-fill Development).
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Site Plan Review, the Planning Commission further finds,
determines and declares that:
A. The site plan is consistent with the goals and policies embodied in the General Plan
and other applicable plans and policies adopted by the Council. The project’s
objective to revitalize the site helps achieve various long-term goals within the City’s
General Plan. Specifically, the following policies are promoted by the Site Plan
Review:
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 2
The proposed architecture is a significant upgrade to the existing and previous site
conditions. The new building is also compatible, in terms of height and density, with
surrounding properties although it will be newer than most developments within its
proximity. The site remained relatively the same since 1987, prior to becoming
vacant. More importantly, since becoming vacant the site has experience significant
degradation. The new structure, site layout, and landscaping not only upgrade the
subject property but the surrounding area as well.
B. The proposed development is in accordance with the purposes and objectives of
Article IX and the zone in which the site is located. Pursuant to Article IX, Section
9314.02, the intent and purpose of the Commercial Zone regulations is to ensure that
the appearance and effects of commercial buildings and uses are harmonious with
the character of the area in which they are located. Specifically, the C-2 Zone is
intended to provide for and encourage orderly development of general commercial
uses, with a variety of goods and services, for the residents of the entire City, with
provisions designed to ensure that such commerce will be efficient, functionally
related, and compatible with adjacent noncommercial development. The proposed
medical office building will consist of three medical offices. As such, this will provide
a service for Downey residents and visitors to Downey. This development is in
accordance with the purposes and objectives of the C-2 Zone.
C. The proposed development's site plan and its design features, including architecture
and landscaping, will integrate harmoniously and enhance the character and design
of the site, the immediate neighborhood, and the surrounding areas of the City. The
proposed medical building is designed in such a way as to have a positive visual
impact to the area. The building is one-story in height, as opposed to the allowable
three stories making it more proportional to the adjacent and surrounding commercial
development in the area. The new development will serve as a significant upgrade to
an area that has not seen many recent upgrades. This includes modern architecture
and curb appeal with drought-tolerant landscape within the front setback.
Additionally, the focus on scale will prevent the development from appearing
dominant and out of place.
D. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been given
to both the functional aspects of the site development, such as automobile and
pedestrian circulation, and the visual effects of the development from the view of the
public streets. The site design and overall integration of the landscaping, building
orientation, and driveway access was well-envisioned by the applicant. The
relationship of the building to the street creates a welcoming entrance into the
building and is appropriately scaled for the area. The location of the parking spaces
throughout the development gives consideration to the patients who will be using
these facilities. The convenient entry locations into the building were designed to
achieve functionality for visitors to the site. The site plan as proposed complies with
all development standards and does not present potential conflicts in use.
E. The proposed development will improve the community appearance by preventing
extremes of dissimilarity or monotony in new construction or in alterations of
facilities. The proposed project reflects contemporary style architecture and keeps
with the same building height as the other commercial developments directly across
Telegraph Road as well as the commercial building adjacent to the west. The
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 3
proposed project will enhance the existing commercial uses in the area. The vacant
site will be replaced with a new style of architecture with quality materials, design,
and variation in colors. This proposed development will bring quality and improve the
overall appearance of the area.
F. The site plan and design considerations shall tend to upgrade property in the
immediate neighborhood and surrounding areas with an accompanying betterment of
conditions affecting the public health, safety, comfort, and welfare. The proposed
development includes a new medical office building that will replace a vacant site
which previously operated as a non-conforming single family residence as well as a
used automobile dealership. The proposed building is upgrading the property with an
aesthetic building with unique architecture that will create enhancements to the site
and create a positive impact to the surrounding areas. This new building will provide
tenant space for three medical offices. The traffic generated from this use will be
primarily from patients and employees of this building. The Public Works department
has reviewed the site plan and determined the design will not create any negative
impacts to Telegraph Road beyond a typical extent.
G. The proposed development's site plan and its design features will include graffiti
resistant features and materials in accordance with the requirements of Section 4960
of Chapter 10 of Article IV of this Code. The project has been conditioned to meet
the requirements specified in Section 4960 of the Downey Municipal Code. Section
4960 discusses the installation of anti-graffiti materials and the appropriate allotted
time limit for the removal of graffiti.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this resolution,
the Planning Commission of the City of Downey hereby approves Site Plan Review (PLN-22-
00015) subject to conditions of approval attached hereto as Exhibit A, which are necessary to
preserve the health, safety and general welfare of the community and enable the Planning
Commission to make the findings set forth in the previous sections. The conditions are fair and
reasonable for the accomplishment of these purposes.
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 4
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 4th day of May, 2022
Patrick Owens, 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 4th day of May
2022, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 5
SITE PLAN REVIEW (PLN-22-00015)
EXHIBIT A - CONDITIONS
PLANNING
1) The approval of this Site Plan Review (PLN-22-00015) allows for the construction of a
one-story, 5,378 square-foot medical office building inclusive of all parking and
landscaping as shown in the plans stamped with the date January 26, 2022.
2) Resolution No. 20-3119 which approved Site Plan Review PLN-19-00162 is hereby
rescinded and considered null and void.
3) The uses permitted to operate at this site shall only be medical office uses as defined in
the City of Downey Municipal Code.
4) This Site Plan Review (PLN-22-00015) shall not be construed to mean any waiver of
applicable and appropriate zoning regulations, or any Federal, State, County, and City
laws and regulations. Unless otherwise expressly specified, all other requirements of
the City of Downey Municipal Code shall apply.
5) The use approved herein must be executed within one year of approval or shall be
subject to revocation where this approval will be deemed null and void.
6) The Planning Commission reserves the right to revoke or modify this approval if the
proposed use becomes a public nuisance, finds the permit was obtained by fraud, the
approved use is not being exercised, the approved use is operated in violation of the
terms and conditions contained herein, or the approved use ceased or was suspended
for one year or more.
7) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
8) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
9) Prior to the installation of any exterior signs, the property owner must obtain approval of
a Planned Sign Program for the site.
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 6
10) All exterior lights on the property shall be LED and shall be directed, positioned, and/or
shielded such that they do not illuminate surrounding properties and the public right-of-
way.
11) Lighting in all parking areas shall have illumination as shown in the Photometric Plan
date stamped January 26, 2022.
12) The approved architectural elements shall be as noted in the approved plans.
Modifications to the facades and/or colors shall be subject to the review and approval of
the City Planner if such modifications achieve substantially the same result as would
strict compliance with said plans.
13) All buildings and walls shall be finished with graffiti resistant materials. Prior to the
issuance of building permits, the applicant shall demonstrate to the satisfaction of the
City Planner, that the finished materials will comply with this requirement.
14) Graffiti resistant products must be used in the construction of the building. Any graffiti
applied to the site shall be removed within 48 hours.
15) The applicant shall comply with the art in public places requirements set forth in Downey
Municipal Code 8950 et seq. This shall include payment of all required fees prior to the
issuance of building permits. Should the applicant exercise their right to install public art
on site, the public art application (including payment of all deposits) shall be submitted
prior to the issuance of building permits.
16) Drought tolerant landscaping shall be used in all landscape areas of the site, as
approved by the Planning Commission. All landscape shall be installed and
permanently maintained and not encroach into adjacent properties.
17) Applicant shall install radial curbs at the driveway approach for both ingress and egress.
18) All exterior mechanical, plumbing, fire and unfinished electrical equipment and materials
(including but not limited to wiring and pipes) must be screened from the public’s view.
All screening materials must be approved by the City Planner.
19) The applicant must provide stamped color concrete or pavers across the driveways.
The stamped color concrete or pavers shall be as approved by the City Planner.
20) Roof-mounted equipment shall be screened at all times by a material to be approved by
the City Planner.
21) Deliveries made to all businesses on site shall occur between the hours of 7:00 a.m. and
9:00 p.m.
22) The Applicant must incorporate a copy of this Exhibit A, Conditions of Approval, into the
approved set of building plans.
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 7
BUILDING
23) All construction must comply with the most recent adopted City and State building
codes:
a) 2019 California Building Code.
b) 2019 California Electrical Code.
c) 2019 California Mechanical Code.
d) 2019 California Plumbing Code.
e) 2019 California Fire Code.
f) 2019 California Green Code.
24) The Title Sheet of the plans shall include:
a) Occupancy Group.
b) Occupant Load.
c) Description of use.
d) Type of Construction.
e) Height of Building.
f) Floor area of building(s) and/or occupancy group(s).
25) All property lines and easements must be shown on plot plan. A statement that such
lines and easements are shown is required.
26) The project design will conform with energy conservation measures articulated in Title
24 of the California Code of Regulations and address measures to reduce energy
consumption such as flow restrictors for toilets, low consumptions light fixtures, and
insulation and shall use to the extent feasible draught landscaping.
27) A design professional will be required at time of construction drawings, to prepare plans
for proposed improvements per the Business and Professions’ Code.
28) Public and private site improvements shall be designed in accordance with the
Americans with Disabilities Act and Chapter 11 of the California Building Code. Site plan
shall include a site accessibility plan identifying exterior routes of travel and detailing
running slope, cross slope, width, pedestrian ramp, curb ramps, handrails, signage and
truncated domes. Path of travel shall be provided from the public right of way and
accessible parking to building. The design professional shall ensure that the site
accessibility plan is compliance with the latest Federal and State regulations.
29) Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and
8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of
these hours.
30) Prior to the commencement of construction, the applicant shall obtain all required
permits. Additionally, the applicant shall obtain all necessary inspections and permit
final prior to occupancy of the units.
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 8
POLICE
31)Address must be highly visible.
FIRE
32)The following comments pertain to a fire review of a limited design plan submittal. The
comments contained herein shall not be construed as complete or encompassing all fire-
life safety code requirements set forth in local, State, and/or National local codes.
33)Submit a separate fire access plan providing detail on fire access roadway width and on-
site turnaround dimensions, fire lanes identification, etc. Fire access plan to include
detail on the distance of property to street, driveway approach width, location of street
and yard hydrants, red curb/no parking at locations, etc.
34)Premises shall be appropriately addressed. An approved address identification shall be
provided that is legible and placed in a position that is visible from the street/road.
Sizing shall be approved and at a minimum meet requirement of CA Fire Code [CA Fire
Code §505.1]
35)Deferred automatic fire sprinkler plan submittal required if building valuation increases
by greater than 50% as determined by the Building Official. Automatic fire sprinkler
system design, installation, and testing shall be per NFPA 13D or 13R based on the
building construction type, height, fire separation, etc. [CFC § 903.2; DMC 3317]
36)Provide a locking key box (ie. Knox Box or similar) for use by fire department personnel
when entry is required outside of business hours.
37)Project construction shall comply with requirements set forth in the CA Building and
Residential Codes for egress, construction type and height, etc.
PUBLIC WORKS
38)All public utilities shall be installed underground.
39)Proposed public improvements shall comply with the latest edition of Standard Plans
and Specifications for Public Works Construction, City of Downey standards and the
Americans with Disabilities Act (ADA).
40)Obtain permits from the Public Works Department for all improvements within the public
right of way at least two weeks prior to commencing work. Contact Brian Aleman,
Assistant Civil Engineer, at (562) 904-7110 for information.
41)Remove and replace damaged, uneven or sub-standard curb, gutter, sidewalk, driveway
approaches, and pavement to the satisfaction of the Public Works Department. Contact
the Public Works Inspector at (562) 904-7110 to identify the limits of the areas to be
removed and replaced at least 48 hours prior to commencing work.
42)Owner/Applicant shall reconstruct the existing driveway approach per Standard Plans of
Public Works Construction (SPPWC) No. 110-2 Type C. Driveway width bottom of X to
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 9
bottom of X shall be a minimum of 26 feet in order accommodate for large vehicles. The
new widen driveways shall be at least five (5) feet away from any above-ground
obstructions (including storm drains) in the public right-of-way to the top of the driveway
“X.” Otherwise, the obstruction shall be relocated at the applicant’s expense. Ensure
that each driveway provides proper pedestrian access across, in compliance with ADA
standards. The final layout and site driveway approach design shall be subject to the
review and approval by the Public Works Department.
43) All unused driveway approaches shall be removed and constructed with full-height curb
gutter, and sidewalk to match existing improvements.
44) Submit public improvement plan for review and approval by Public Works Department
prior to the start of construction and the issuance of any encroachment permit for
improvements within the public right of way.
45) Remove all Underground Service Alert (USA) temporary pavement markings
immediately following the completion of the work / Final permit inspection.
46) Paint property address numbers (4” height) on the curb face in front of the proposed
development to the City’s satisfaction.
47) Any utilities that are in conflict with the development shall be relocated at the
owner/applicant's expense.
48) Complete a construction & demolition (C&D) waste management plan per Article V,
Chapter 8 of the Downey Municipal Code.
49) Construct onsite pavement, consisting of a minimum section of 4” thick aggregate base,
and a minimum 2-1/2” thick asphalt concrete pavement. Construct Pavement on-site
parking and circulation areas as required by a pavement engineering or geotechnical
report prepared by a Registered Civil Engineer, subject to the review and approval of the
Public Works and Community Development Departments.
50) The owner/applicant must comply with all applicable Federal, State and local rules and
regulations, American Disabilities Act (ADA), including compliance with South Coast Air
Quality Management District (SCAQMD) regulations.
51) The owner/applicant must coordinate with the County Sanitation District of Los Angeles
to assure that the current Industrial Waste Discharge permit is closed and an exempt
letter is used by the county notifying that an Industrial Waste Discharge permit is not
need anymore. Please provide copies to the City of Downey’s Public Works Department.
52) Since Telegraph Road is on pavement moratorium until 2025, owner/applicant shall
remove and replace the asphalt street pavement to the centerline with (or other specified
limits) from the edge of the gutter (gutter lip) along Telegraph Road if any utility cuts are
required in order to service the proposed development. Restore pavement markings as
needed. Owner/applicant shall contact the Public Works department at 562-904-7110 to
go over asphalt design mix and restoration limits
53) Connection of any new water service lines must be to the existing 8-inch main located
on Telegraph Road.
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 10
54) The owner/applicant shall furnish and install public potable water improvements
including installation of a new main on Telegraph Road if it is determined that proposed
fire service(s) require a larger than the current 8 inch main located on Telegraph Road.
55) The owner/applicant shall retrofit any existing fire hydrant(s) within the property frontage
in accordance to latest Fire Department and Department of Public Works standards
including but not limited to furnishing and installation of a new riser, fire hydrant head,
and associated fittings.
56) The owner/applicant shall provide a fire sprinkler system(s) in accordance with Fire
Department and Building and Safety standards. Should such fire sprinkler system(s)
require the installation of dedicated fire service lateral(s), such lateral(s) shall be
constructed in accordance with the latest Department of Public Works and Fire
Department standards including backflow devices, fire department connections and
other appurtenances as required. New fire service lateral(s) shall be connected to
existing 8-inch main located on Telegraph Road and shall be dedicated for fire service
only.
57) The owner/applicant shall furnish and install irrigation, domestic, and fire water backflow
devices in accordance with City of Downey standards and as required by State and LA
County Department of Public Health. Backflow devices shall be located on private
property, readily accessible for emergency and inspection purposes, and screened from
view by providing sufficient landscaping.
58) Backflow devices shall be certified in the field by a licensed LA County Department of
Public Health certified tester prior to placing into service and such certification provided
to City.
59) Existing potable, irrigation and fire water service lines and associated appurtenances
must be removed and abandoned from existing water main.
60) Owner or tenant must establish accounts with the City Cashier prior to the City activating
and the tenant using any fire, potable, or recycled water service and meter.
61) The owner/applicant shall provide separate water improvement plan sets for review and
approval consisting of the following:
a) Potable Water Improvement Plans (all City-owned potable water and fire service
lateral improvements)
b) Final City approved potable water improvement plans shall be submitted on
mylars and shall be signed and stamped by a State of California licensed civil
engineer.
c) Improvement plans for potable main improvement shall be both plan and profile.
62) Upon completion of water improvements, owner/applicant shall submit red-lined
construction plans to City noting all changes to the plan and profile of all water
improvements installed. Such changes shall be incorporated into a final record drawing
mylar which shall be signed and stamped by the original engineer and/or architect of
record and submitted to the City along with digital files (AutoCAD – latest edition).
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 11
63) The owner/applicant shall provide and record utility easement(s) for access to, and
inspection and maintenance of, public water lines, meters, and appurtenances.
64) The owner/applicant shall consult the Department of Public Works to determine the
sewer location and design requirements.
65) Site shall be served by adequately sized water supply facilities, which shall include fire
hydrants of the size, type and location approved by the Fire Chief.
66) The water mains shall be of sufficient size to accommodate the total domestic and fire
flow required for the subdivision. The domestic/fire water flows required are to be
checked and approved by the Dept. of Public Works or the water provider for size and
velocity. Fire flows required are to be determined by the Fire Chief.
67) Any deviation from the city standards in constructing the water and sewer lines shall be
approved by the Los Angeles County Health Department.
68) Submit an engineered grading plan and/or hydraulic calculations and site drainage plan
for the site (prepared and sealed by a registered civil engineer in the State of California)
accompanied by a soil and geology report for approval by the Engineering Division and
Building and Safety Division. Lot(s) shall not have less than one (1%) percent gradient
on any asphalt or non-paved surface, or less than one quarter (1/4%) percent gradient
on any concrete surface. Provide the following information on plans: topographic site
information, including all building pad and other elevations, dimensions/location of
existing/proposed public improvements adjacent to project (i.e. street, sidewalk, parkway
and driveway widths, catch basins, pedestrian ramps); the width and location of all
existing and proposed easements, the dimensions and location of proposed dedications;
(for alley dedications, show elevations of the four corners of the dedication and
centerline of alley, existing and proposed underground utility connections); the location,
depth and dimensions of potable water, reclaimed water and sanitary sewer lines;
chemical and hazardous material storage, if any, including containment provisions; and
the type of existing use, including the gross square footage of the building and its
disposition; construction details of drainage devices and details of Low Impact
Development (LID) plan.
69) Include any other applicable site-specific conditions.
70) The drainage plan must provide for the site having an independent drainage system to
the public street, to a public drainage facility, or by means of an approved drainage
easement.
71) Surface water generated from the site shall not drain over the sidewalk or driveway into
the gutter on Woodruff Avenue. A parkway drain(s) is required for sites.
72) The owner/applicant shall comply with the National Pollutant Discharge Elimination
System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC); and the Low
Impact Development (LID) Plan. Furthermore, the applicant shall be required to Certify
and append Public Works standard “Attachment A” to all construction and grading plans
as required by the LACoDPW Stormwater Quality Management Plan (SQMP).
Resolution No. 22-____
Downey Planning Commission
9432 Telegraph Road – PLN-22-00015
May 4, 2022 - Page 12
73) Owner/applicant shall comply with the Low Impact Development requirements. The
owner/applicant shall provide separate Low Impact Development plan and report for
review and approval from the City of Downey Engineering Division. Low Impact
Development design shall comply with Attachment H of the City of Downey’s MS4
Permit per the design criteria set by the County Regional Board
74) If any hazardous material is encountered on the site that has the potential to reach the
ground water supply, the owner/applicant shall secure a permit for the State Regional
Water Quality Control Board.
75) If any hazardous material is encountered on the site, the owner/applicant shall secure an
ID number from the EPA.
76) The owner/applicant shall deploy Best Management Practices during and after
construction.
77) The owner/applicant hereby consents to the annexation of the property into the Downey
City Lighting Maintenance District in accordance with Division 15 of the Streets and
Highways Code, and to incorporation or annexation into a new or existing Benefit
Assessment or Municipal Improvement District in accordance with Division 10 and
Division 12 of the Streets and Highways Code and/or Division 2 of the Government
Code of the State of California.
END OF CONDITIONS
AS NOTED
SHEET No.
PROJECT No.
PRINT DATE
CHECKED BY
PLAN DATE
DRAWN BY
AT
MD
SCALE
DATEREV.DESCRIPTION
14542 HARPER ST
MIDWAY CITY, CA 92655
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TEL: (714) 330-0096
FAX: (888) 601-3001
EMAIL: VTC@VTCCC.COM
01/11/22
01/11/22
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TELEGRAPH MEDICAL CENTER
9432 TELEGRAPH RD.
DOWNEY, CA 90240
ABBREVIATIONS
ACOUS. ACOUSTICAL
ADD'L ADDITIONAL
ADJ.ADJUSTABLE
ALUM.ALUMINIUM
APPROX. APPROXIMATE
BD.BOARD
BLDG.BUILDING
BLK.BLOCK
BLKG.BLOCKING
BM.BEAM
BOT.BOTTOM
CAB.CABINET
CEM.CEMENT
CER.CERAMIC
C.I.CAST IRON
CLR.CLEAR
COL.COLUMN
CONC.CONCRETE
CONN.CONNECTION
CONT.CONTINUOUS
C.T. CERAMIC TILE
CTSK.COUNTERSUNK
DECOR. DECORATIVE
DET.DETAIL
D.F. DOUGLAS FIR
DIA.DIAMETER
DIM.DIMENSION
DN. DOWN
D.S. DOWNSPOUT
DWG.DRAWING
EA.EACH
EL.ELEVATION
ELEC.ELECTRICAL
EQ.EQUAL
EXH.EXHAUST
EXP.EXPANSION
EXT.EXTERIOR
EXIST.EXISTING
F.A.U. FORCED AIR UNIT
F.D. FLOOR DRAIN
F.H.C. FIRE HOSE CABINET
FIN.FINISH
FL.FLOOR
FLASH.FLASHING
FLUOR. FLOURESCENT
F.O.C. FACE OF CONCRETE
F.O.F. FACE OF FINISH
F.O.M. FACE OF MASONRY
F.O.S. FACE OF STUD
F.S. FLOOR SINK
FT.FOOT/FEET
FTG.FOOTING
GA.GAUGE
GALV.GALVANIZED
GL.GLASS
GR.GRADE
GYP.GYPSUM
H.B. HOSE BIBB
H.C. HOLLOW CORE
HDWD.HARDWOOD
HDWE.HARDWARE
HGT.HEIGHT
H.M. HOLLOW METAL
HORIZ.HORIZONTAL
I.D. INSIDE DIAMETER
INCAND. INCANDESCENT
INSUL.INSULATION
INT.INTERIOR
JAN.JANITOR
JT. JOINT
LAM.LAMINATE
LAV.LAVATORY
LOC.LOCATION
MAX.MAXIMUM
MECH.MECHANICAL
MET.METAL
MFR.MANUFACTURER
MIN.MINIMUM
M.O. MASONRY OPENING
MTD.MOUNTED
MUL.MULLION
N.I.C. NOT IN CONTRACT
NO.NUMBER
N.T.S. NOT TO SCALE
O.A. OVERALL
OBS. OBSCURE
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
O.F.C.I. OWNER FURNISHED /
CONTRACTOR INSTALLED
OFF.OFFICE
OPNG. OPENING
OPP.OPPOSITE
PL.PLATE
PLAS.PLASTER
PLYWD. PLYWOOD
PR.PAIR
PRCST. PRECAST
P.T.D.F. PRESSURE-TREATED DOUGLAS FIR
PTN.PARTITION
Q.T. QUARRY TILE
R. RISER
RAD.RADIUS
REINF.REINFORCE
REQ.REQUIRED
RM.ROOM
R.O. ROUGH OPENING
RWD.REDWOOD
R.W.L. RAIN WATER LEADER
S.C. SOLID CORE
SCHED. SCHEDULE
SHT.SHEET
SIM. SIMILAR
SQ. SQUARE
SST. STAINLESS STEEL
STL. STEEL
STOR. STORAGE
STRUCT. STRUCTURAL
SUSP. SUSPENDED
SYM. SYMMETRICAL
T. TREAD
T.C. TOP OF CURB
TEL. TELEPHONE
T&G.TONGUE & GROOVE
THK.THICK
T.O.C. TOP OF CHIMNEY
T.O.FR. TOP OF FRAMING
T.O.L. TOP OF LEDGER
T.O.P. TOP OF PARAPET
T.O.PL. TOP OF PLATE
TYP. TYPICAL
U.O.N. UNLESS OTHERWISE NOTED
VERT. VERTICAL
VEST.VESTIBULE
V.G.D.F. VERTICAL GRAIN DOUGLASS FIR
W/WITH
W/O WITHOUT
W.C. WATER CLOSET
WD. WOOD
WDW.WINDOW
W.H. WATER HEATER
WSCT. WAINSCOT
WT. WEIGHT
SYMBOLS
1
A-1DETAIL REFERENCE
ELEVATION REFERENCE
SECTION REFERENCE
DETAIL REFERENCE
SHEET NUMBER
1
A-1
1
A-1
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
101
A-XX
1
2
3
4
ROOM NUMBER AND
INTERIOR ELEVATION
REFERENCE
ROOM NUMBER
WALL NUMBER
INTERIOR ELEVATION
SHEET NUMBER
DOOR REFERENCE
ROOM REFERENCE 101
1WINDOW REFERENCE
1NOTE REFERENCE
P-1COLOR FINISH
REFERENCE
1REVISION REFERENCE
DOOR NUMBER
ROOM NUMBER
WINDOW NUMBER
REFERENCE NOTE NUMBER
SEE COLOR FINISH NOTES
ON SCHEDULE SHEET
REVISION NUMBER
101
VICINITY MAP
TS TITLE SHEET
ARCHITECTURAL:
A - 1 SITE PLAN
A - 2 PROPOSED FLOOR PLAN
A - 3 PROPOSED ROOF PLAN
A - 4 ELEVATIONS
ELECTRICAL:
EP - 1 SITE PHOTOMETRIC PLAN
LANDSCAPE:
L - 1 LANDSCAPE PLANTING PLAN
PROJECT DATA
SHEET INDEX
SCOPE OF WORK
ZONING:DOC4-P
APN:6388-015-015
LOT AREA: 20,809 FT
OCCUPANCY:B
CONSTRUCTION TYPE: V-B
SPRINKLERED:YES
NUMBER OF STORY:1
DESIGN CRITERIA:
TOTAL USEABLE AREA 5,276 SF
TOTAL STORAGE AREA 102 SF
TOTAL BUILDING AREA 5,378 SF
USEABLE AREA BREAKDOWN
UNIT 1 2,518 SF
UNIT 2 1,358 SF
UNIT 3 1,400 SF
TOTAL USEABLE AREA 5,276 SF
STORAGE AREA BREAKDOWN
ELECTRICAL ROOM 45 SF
RISER ROOM 57 SF
TOTAL 102 SF
LANDSCAPE AREA CALCULATION
LOT SIZE 20,809 SF
LANDSCAPE AREA PROVIDED 2,890 SF(14% OF LOT AREA)
PARKING CALCULATION
NUMBER OF PARKING SPACES REQUIRED
BUILDING AREA: 5,378 / 200 = 26.89 SPACES
TOTAL ≈27 SPACES
NUMBER OF PARKING SPACES PROVIDED
REGULAR = 20 SPACES
ACCESSIBLE = 1 SPACE
VAN ACCESS = 1 SPACE
EV CHARGING = 2 SPACES
CLEAN AIR VEHICLE = 23 SPACES
TOTAL =27 SPACES
BICYCLE PARKING = 8 SPACES
CONSULTANTS
LEGAL JURISDICTION: CITY OF DOWNEY, LA COUNTY, CALIFORNIA
APPLICABLE CODES:
2019 CALIFORNIA BUILDING CODE (TITLE 24)
2019 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA PLUMBING CODE
2019 CALIFORNIA FIRE CODE
2019 CALIFORNIA ELECTRICAL CODE
2019 CALIFORNIA ENERGY CODE, TITLE 24
2019 CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE
CODE COMPLIANCE DATA
LEGAL DESCRIPTION
COLOR ELEVATIONS
DEVELOPER / OWNER:
MINOU P. TRAN
AL A. PHAMTUONG
9432 TELEGRAPH RD.,
DOWNEY, CA 90240
PHONE: (714) 404-2256
EMAIL: ANH_PHAMTUONG@YAHOO.COM
ARCHITECT:
VT DESIGN SPECIALTIES, INC.
14542 HARPER ST.,
MIDWAY CITY, CA 92655
CONTACT: ANNIE TRAN
PHONE: (714) 478-8665
EMAIL: ATRAN@VTCCC.COM
ELECTRICAL:
NORMAN NGUYEN P.E.
PHONE: (714) 469-0723
EMAIL: NDNGUYENPE@YAHOO.COM
LANDSCAPE ARCHITECT:
TWO TREES DESIGN, INC.
1832 SAN DIEGO ST.
WEST COVINA, CA 91790
CONTACT: CAMILLE PERNG
PHONE: (626) 278-2766
EMAIL: PRUNUS@GMAIL.COM
- SITE IMPROVEMENT OF VACANT LOT (20,809 SF)
- CONSTRUCTION OF NEW 1-STORY MEDICAL
PLAZA WITH GROSS AREA OF 5,378 SF
- NEW PARKING WITH 27 PARKING SPACES
- NEW LANDSCAPE
THE SOUTHEASTERLY 109.89', MEASURED ALONG THE
NORTHEASTERLY LINE OF THAT PORTION OF THE RANCHO SANTA
GERTRUDES, BEING A PORTION OF THE EASTERLY 10 ACRES OF
THAT CERTAIN 43 ACRE TRACT CONVEYED BY JOHN G. DOWNEY, ET
AL TO DEWIN R. WYLIE, BY DEED RECORDED IN BOOK 69 PAGE 177 OF
DEEDS, IN THE OFFICE OF THE COUNTY RECORDER.
(N) DRIVEWAY
T
VAN
8.33%
SLOPE
8.33%
SLOPE
CLEAN AIRCLEAN AIRCLEAN AIR BICYCLE
PARKING
TRASH
ENCLOSURE
9'-0"
TYP.
20
'
-
0
"
25
'
-
0
"
9'-0"9'-0"5'-0"
4'-0"
10 6
TE
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5'
-
0
"
5
5'-0"
20'-0
"
21'-0
"
11
'
-
6
"
9'
-
0
"
20'-0"
9'-0"
15'-0
"
SET
B
A
C
K
23'-0"22'-0"36'-3"45'-2"29'-4"
6
8.33
%
SLO
P
E
EV
CH
A
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G
ON
L
Y
EV
CH
A
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G
I
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G
ON
L
Y
27'-6"
8'-0"
12
'
-
0
"
8.33%
SLOPE
5'-
0
"
9'-
0
"
25'-0
"
20'-0'
8.33%
SLOPE
4'-
0
"
4'-
0
"
15'-9"
UNIT 1
2,620 SF
UNIT 2
1,358 SF
UNIT 3
1,400 SF
5'
-
6
"
49
'
-
5
"
5'
-
0
"
ELEC.
RISER
2% MAX
NO
PARKING
COMMERCIAL
COMMERCIAL
RE
S
I
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12'-0
"
N.T.
S
199'-0"
10
9
'
-
1
1
"
199'-0"
10
9
'
-
1
0
"
AS NOTED
SHEET No.
PROJECT No.
PRINT DATE
CHECKED BY
PLAN DATE
DRAWN BY
AT
MD
SCALE
DATEREV.DESCRIPTION
14542 HARPER ST
MIDWAY CITY, CA 92655
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TEL: (714) 330-0096
FAX: (888) 601-3001
EMAIL: VTC@VTCCC.COM
01/11/22
01/11/22
A - 1
SI
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SCALE:
SITE PLAN
1/8" = 1'-0"
N
SITE PLAN KEY NOTES
1 ACCESSIBLE ROUTE OF TRAVEL SIGN
2 PARKING STALLS
3 WHEEL STOP
4 OFFSITE CONCRETE SIDEWALK
5 ONSITE CONCRETE SIDEWALK
6 PAINTED LOGO: WHEELCHAIR SYMBOL PER CBC 2019,
SEC.11B-703.7.2.1
7 ACCESSIBLE SIGN ON GALV. POLE MIN. 80" ABOVE FINISH
SIDEWALK
8 6'' CONCRETE CURB, ALL NON PARKING CURB AREAS WILL
BE PAINTED RED PER CONDITION #58
9 ACCESSIBLE ROUTE PATH OF TRAVEL AT PARKING STALL.
2% MAX. OF TRAVEL DIRECTION & 2% SLOPE IN CROSS
DIRECTION OF TRAVEL. (48" MIN. CLEAR UNOBSTRUCTED
PATH OF TRAVEL)
10 INDICATES DIRECTION OF ACCESSIBLE PATH OF TRAVEL
11 TRASH ENCLOSURE
12 TRUNCATED DOMES
13 4" WIDE BLUE REFLECTIVE PAINTED STRIPES @ 3'-0" O.C.
WITH PERIMETER 4" WIDE STRIP
14 SIGNAGE NOTING THAT SMOKING IS NOT ALLOWED WITHIN
25' OF THE MAIN ENTRY OF EACH UNIT.
15 OFF-STREET PARKING SIGN.
16 PROPERTY LINE
17 CONCRETE ASPHALT PAVING ON PARKING LOT
18 CONCRETE PAD
19 WARNING SIGN FOR UNAUTHORIZED PARKING IN
ACCESSIBLE/ EV CHARGING SPACES
20 PATH OF TRAVEL TO TRASH ENCLOSURE
21 FUTURE EV CHARGER
22 BICYCLE RACK
23 TRANSFORMER
NEW LANDSCAPE
NUMBER OF PARKING STALL
L
#
CATALOG MANUFACT.SYMBOL DESCRIPTION
QTY.
LIGHT FIXTURE SCHEDULE
WATTS
8 LUMARK87 PRVS-A25-UNV-T3PARKING LIGHT
HINKLEY LIGHTING871325HE-LEDSCONCE LIGHT7
1
2
TYP.
3 TYP.
5
4
4
6 TYP.
7
8 TYP.
9
10
11
12 TYP.
13
14
1617
18
15
19
20
21
22
UNIT 2
1,358 SF
UNIT 3
1,400 SF
H/C
RESTROOM
LOUNGE
FRIDGE
ALL-GENDER
RESTROOM
WAITING
AREA
CHECK-OUT
DR.'S &
ASSOCIATE
OFFICE
EXAM 1 EXAM 2
EXAM 3
EXAM 4
EXAM 5
EXAM 6
10'-2"10'-5"7'-10"
10
'
-
6
"
10
'
-
6
"
10
'
-
6
"
8'
-
0
"
8'
-
1
1
"
48
'
-
5
"
15'-6"9'-6"9'-6"25'-4"
59'-10"
5'-0"
5'-
0
"
5'-0"
CHECK-IN
RECEPTION
5'-0"
NURSE
STATION
MEDICINE
STORAGE
STORAGE
EXAM 7
8'-
0
"
15
'
-
7
"
16
'
-
7
"
9'
-
0
"
9'
-
0
"
5'
-
6
"
11'-0"5'-7"
3'-
0
"
27'-6"35'-7"
27'-6"20'-6"
UNIT 1
2,620 SF
RISER RM.
ELEC. RM.
7'-10"
CONSUL.
2
CONSUL.
1
8'-6"
5'
-
6
"
4'
-
6
"
4'-
1
1
"
5'-
7
"
50
'
-
8
"
50
'
-
8
"
107'-11"
107'-11"
8'-0"
18"
MIN.
AS NOTED
SHEET No.
PROJECT No.
PRINT DATE
CHECKED BY
PLAN DATE
DRAWN BY
AT
MD
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DATEREV.DESCRIPTION
14542 HARPER ST
MIDWAY CITY, CA 92655
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TEL: (714) 330-0096
FAX: (888) 601-3001
EMAIL: VTC@VTCCC.COM
01/11/22
01/11/22
A - 2
FL
O
O
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P
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SCALE:
FLOOR PLAN
1/4" = 1'-0"
N
1
2
3
4
5
6
7
PROVIDE NEW INT. ACCESSIBILITY SYMBOL SIGN AT MAIN ENTRY.
TACTILE SIGNAGE ''EXIT''
THIS DOOR TO HAVE SIGN ABOVE WITH 1" HIGH LETTERS STATING "THIS
DOOR TO REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED".
UPPER COUNTER 44" HT.
30'' x 48'' CLEAR FLOOR SPACE FOR ACCESSIBLE WHEEL CHAIR
CABINET BASE, COUNTER 34'' HT. MAX.
WALL-MOUTED CABINET, PLASTIC LAMINATE
EXAM TABLE BY OTHER
8'' BUILDING BLOCK WALL
ROOF ACCESS
8
FLOOR PLAN KEY NOTES
9
1
2
4
5
5
6 TYP.
3
9
7 TYP.
8 TYP.
10
10
+19'-0''
T.O.P
+19'-0''
T.O.P
+17'-0''
T.O.P
+17'-0''
T.O.P
+17'-0''
T.O.P
+17'-0''
T.O.P
+19'-0''
T.O.P
S
L
O
P
E
D
O
W
N
1
4
'
'
/
F
T
.
M
I
N
.
13'-6''
T.O.S/LP
S
L
O
P
E
D
O
W
N
1
4
'
'
/
F
T
.
M
I
N
.
16'-6''
T.O.S/HP
+14'-6''
T.O.S/HP
+15'-4''
T.O.S/LP
FUTURE SOLAR
PANELS AREA: 900 SF
50'-0"
18
'
-
0
"
8'
-
0
"
8'-0"
2'-6"
5'-4"
5'
-
0
"
S
L
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D
O
W
N
1
4
'
'
/
F
T
.
M
I
N
.
+13'-6''
T.O.S/LP
16'-6''
T.O.S/HP
AS NOTED
SHEET No.
PROJECT No.
PRINT DATE
CHECKED BY
PLAN DATE
DRAWN BY
AT
MD
SCALE
DATEREV.DESCRIPTION
14542 HARPER ST
MIDWAY CITY, CA 92655
TE
L
E
G
R
A
P
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M
E
D
I
C
A
L
C
E
N
T
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R
94
3
2
T
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L
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A
P
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D
,
DO
W
N
E
Y
,
C
A
9
0
2
4
0
TEL: (714) 330-0096
FAX: (888) 601-3001
EMAIL: VTC@VTCCC.COM
01/11/22
01/11/22
A - 3
RO
O
F
P
L
A
N
SCALE:
ROOF PLAN
1/4" = 1'-0"
N
LEGEND
T.O.P TOP OF PARAPET
T.O.S TOP OF SHEATHING
HP HIGH POINT
LP LOW POINT
ROOF PLAN KEY NOTES
PARAPET WALL
ROOF DRAIN & OVERFLOW
WRAP UP ROOF SHEATHING AT BACKSIDE OF THE
PARAPET WALL.
CRICKET, MIN. SLOPE AT 1/4" PER 12" TO ROOF DRAINS
ROOF ACCESS HATCH, BY "BILCO" OR EQUAL 30" x 36"
BUILT-UP ROOF SYSTEM (20 YEAR) (CLASS A), INSTALL PER
MANUFACTURER'S RECOMMENDATIONS.
FUTURE SOLAR PANEL AREA.
HVAC UNIT AND CURB
1
2
3
4
5
6
7
8
SOLAR ZONE AREA CALCULATION
ROOF AREA: 5,540 SF
SOLAR ZONE AREA REQ'D: 831 SF (15% MIN.)
SOLAR ZONE AREA PROV'D: 900 SF (16%)
TYP.
2
1
3
1
4
TYP.
6
5
8 TYP.
7
T.O.P
± 19'-0"
T.O.P
± 17'-0"
14
'
-
0
"
5'
-
0
"
31'-8"
SIGNAGE
8'
-
0
"
7'
-
0
"
4'
-
0
"
SIGNAGE SIGNAGE
SIGNAGE
T.O.P
± 19'-0"
CEILING
± 12'-6"
1ST FLOOR
± 0'-0"
T.O.P
± 17'-0"
SIGNAGE
13
'
-
0
"
7'
-
0
"
9'
-
0
"
4'
-
0
"
TELEGRAPH RD.
VANTAGE POINT
HVAC
6'
-
0
"
SIGNAGE ⅊
SIDEWALK SIDEWALK
15'-0"12'-0"50'-0"
AS NOTED
SHEET No.
PROJECT No.
PRINT DATE
CHECKED BY
PLAN DATE
DRAWN BY
AT
MD
SCALE
DATEREV.DESCRIPTION
14542 HARPER ST
MIDWAY CITY, CA 92655
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9
0
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4
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TEL: (714) 330-0096
FAX: (888) 601-3001
EMAIL: VTC@VTCCC.COM
01/11/22
01/11/22
A - 4
EL
E
V
A
T
I
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N
S
SCALE:
NORTH ELEVATION
1/4" = 1'-0"
1
EXTERIOR FINISH LEGEND
STUCCO PAINT BUILDING
MANUFACTURER: DUNN EDWARDS
COLOR: DE6221 FLINTSTONE
STONE VENEER TOP
MANUFACTURER: ROCK RIDGE RECLAIMED BRICK
COLOR: DEL SOL QUARTZITE
STONE VENEER BASE
MANUFACTURER: ROCK RIDGE
COLOR: COUNTRY GREY SLATE
WOOD ACCENT
MATERIAL: WOOD COMPOSITE PLANKING
TRIM PAINT
MANUFACTURER: BEHR
COLOR: PPU25-01 CARBON COPY
EXTERIOR WALL LIGHT
MANUFACTURER: HINKLEY LIGHTING
ITEM#: 1325HE-LED
SPANDREL GLASS
STOREFRONT WINDOW
WOOD COMPOSITE
12" THICK STUCCO COLUMN
PARAPET COPPING
STEEL CANOPY
2
3
4
5
6
7
1
SCALE:
NORTH ELEVATION
1/4" = 1'-0"
8
9
10
11
3
2
2
3
4
4
5
6
7
7
7
8 8
9TYP.
TYP.
10
TYP.
11 TYP.
TYP.
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7
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TELEGRAPH MEDICAL CENTER
9432 TELEGRAPH RD.
DOWNEY, CA. 90240
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TWO TREES
DESIGN, INC.
626-278-2766
E-mail: prunus@gmail.com
www.houzz.com/pro/2treesdesign
TELEGRAPH MEDICAL CENTER
9432 TELEGRAPH RD.
DOWNEY, CA. 90240
0
1
-
1
2
-
2
0
2
2
C
P
LANDSCAPE ARCHITECTURAL DESIGN SERVICES
CALIFORNIA RLA#5840
1832 SAN DIEGO ST. WEST COVINA, CA. 91790
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LANDSCAPE
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