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HomeMy WebLinkAbout2. PLN-21-00175Tentative Parcel Map – PLN-21-00175 November 2, 2022 – Page 2 the R-1 5,000 (Single Family Residential) zone are located approximately 150’ to the south of the subject site. View from Adenmoor Avenue On August 25, 2022, the applicant submitted an application for a proposed Tentative Parcel Map in order to subdivide the existing parcel into two parcels for townhome development purposes. On September 16, 2022, staff deemed the application complete for further processing. On October 6, 2022, notice of pending public hearing was published in the Downey Patriot and mailed to all property owners within 500’ of the subject area. The October 19, 2022 Planning Commission meeting was canceled due to a lack of quorum and all public hearing items were moved to the November 2, 2022 Planning Commission meeting. DISCUSSION The property is zoned R-3, however, it will be developed to the R-2 development standards, as the property has a General Plan land use designation of Low Medium Density Residential (LMDR), which is equivalent to the R-2 zoning designation. The applicant is requesting approval of a Tentative Parcel Map to subdivide the 8,450 square foot parcel into two new parcels so that he can develop them with townhome units. As required by DMC §9948, the applicant is requesting the Planning Commission’s approval of Tentative Parcel Map No. 74786. The subject site complies with the minimum lot size dimensions for lots in the R-2 zone, which allows up to one unit for every 2,500 square feet. The proposed density for the subject site is one unit for every 2,817 square feet of lot area, which is in compliance with the General Plan’s Low Medium Density residential requirements. Please be aware that only the Tentative Parcel Map is under the purview of the Planning Commission, and the future development of the site with two proposed units, attached garages, and ADUs are permitted by right. The applicant provided architectural renderings of the proposed development. The new development will consist of two attached, two-story townhomes, which are basically mirror images of themselves, and both measuring the same square footage. The development includes a contemporary architectural style, that includes a combination of wood siding, stone PC Agenda Page 2 Tentative Parcel Map – PLN-21-00175 November 2, 2022 – Page 3 veneer, stucco, and an asphalt shingle roof. The townhomes will include decorative window surrounds and shutters on all first and second story windows. In addition, the applicant is proposing all façades to have “staggered” building lines in order to break-up the buildings’ two- story mass. The Tentative Parcel Map was reviewed for compliance with the Subdivision Map Act and applicable Downey Municipal Code Regulations. DEVELOPMENT REVIEW COMMITTEE The project was reviewed by the Development Review Committee and general comments were provided to Planning staff. The departments’ comments were included as part of the conditions of approval. ENVIRONMENTAL ANALYSIS The proposed project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is categorically exempt from CEQA, pursuant to Guideline Section No. 15315 (Class 15, Minor Land Divisions). Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of CEQA. Specifically, Class 15 exemptions consist of the division of property in urbanized areas zoned for residential uses into four or fewer parcels when the division is in conformance with the General Plan and Zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available. The proposed TPM for townhome use is consistent with the site’s General Plan designation being that the designation is Low Medium Density Residential, which allows for this specific type of use. Lastly, the site is currently improved with all required utilities and public services as existing residential development exists. FINDINGS Pursuant to the requirements of Subdivision Map Act Article 1 Section 66474, staff recommends that the Planning Commission make the following findings to recommend the overall request: 1.The proposed map is consistent with the General and Specific Plans. The TPM proposes to subdivide the existing parcel for townhome purposes, in order to construct two townhomes on an 8,450 square foot lot. The proposed TPM and future development is consistent with the General Plan, specifically supporting goals, policies, and programs of both the Land Use and Housing Elements. The proposed project is consistent with Goal 1.4 of the Land Use Element, and supported policies, which promotes not only harmonious residential development with surrounding neighborhoods (Policy 1.4.2), but also home ownership opportunities (Policy 1.4.3). In addition, the future housing development will help achieve Goal 2 and Policy 2.2 of the Housing Element, which encourages in-fill development and the recycling of land to provide adequate residential sites. As previously stated in the report, the project site also has a General Plan Land Use designation of Low Medium Density Residential, which supports the proposed townhome development. PC Agenda Page 3 Tentative Parcel Map – PLN-21-00175 November 2, 2022 – Page 4 2.The design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The proposed subdivision complies with the Subdivision Map Act and applicable Downey Municipal Code Regulations. The site is located in the R-3 Zone, but will be developed in compliance with the R-2 zone development standards, as the site has a General Plan Land Use Designation of Low Medium Residential. The architectural design and overall scale of the buildings will be similar to those found in the neighborhood. The proposed development will be consistent with Policy 1.4.2 whereas the development will be no greater than two stories and will complement the neighborhood through a contemporary architectural design. In addition, based on the proposed building setbacks, the design of the project will also be consistent with Policy 1.4.2 by considering impacts to privacy, views, and sunlight on adjacent properties. 3.The site is physically suitable for the type of development. The overall subject site measures 8,450 square feet in size, and approval of the TPM will create two lettered parcels for the development of two townhome units. As proposed, the future development of the site will comply with the maximum allowed. Based on the Tentative Parcel Map and architectural renderings provided, the proposed development will be able to meet all development standards for the R-2 zone, in compliance with the General Plan land use designation of Low Medium Density Residential. These standards include, lot coverage, setbacks, building height, dwelling unit size, parking, and landscaping. Therefore, the overall site is physically suitable for the type of development and future construction. 4.The site is physically suitable for the proposed density of development. The Tentative Parcel Map will subdivide the existing 8,450 square f oot parcel into two lettered parcels for townhome parcel map purposes. The subdivision of the existing site complies with General Plan land use designation of Low Medium Density Residential, which allows 9 to 17 units per acre, or one unit for every 2,500 square feet of lot area. The proposed density for the subject site is one unit for every 2,817 square feet of lot area, and thus the site is physically suitable for the proposed density of the development. 5.The design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed Tentative Parcel Map facilities a two-unit townhome development which will be constructed in a residential zone, situated adjacent to existing multi-family developments to the south, west and east. The proposed Tentative Parcel Map and two- unit residential townhome development is consistent with the intended use of the residentially designated property and is not anticipated to cause serious health problems in the area. 6.The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. PC Agenda Page 4 Tentative Parcel Map – PLN-21-00175 November 2, 2022 – Page 5 During the review of the preliminary title report for the subject site, there is a four (4) foot wide water main line easement running along the rear property line. The proposed building footprints will not be located on the existing easement. In addition, as part of the future plan check review process for the proposed development, the City’s Building and Safety and Public Works Department will conduct further review of all plans to ensure appropriate compliance with all codes. 7.The design of the subdivision of the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is in an urban setting surrounded by urban uses. There is also no known wildlife habitat in this area of the City. The proposed subdivision will be developed on a lot that is currently improved/disturbed with existing residential development. Therefore, the project would not cause substantial environmental damage to the site or its surrounding areas. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this matter. CONCLUSION Based on the analysis contained in this report, staff recommends that the Planning Commission approve Tentative Parcel Map No. 74786 (PLN-21-00175), subject to the recommended conditions of approval. EXHIBITS A.Aerial Photograph, Location Map & Zoning Map B.Draft Resolution C.Tentative Parcel Map No. 74786 PC Agenda Page 5 Tentative Parcel Map – PLN-21-00175 November 2, 2022 – Page 6 Exhibit ‘A’ – Maps AE RIAL PHOTOGRAPH PC Agenda Page 6 Tentative Parcel Map – PLN-21-00175 November 2, 2022 – Page 7 LOCATION MAP ZONING MAP PC Agenda Page 7 RESOLUTION NO. ____ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING TENTATIVE PARCEL MAP NO. 74786 (PLN-21-00175), THEREBY ALLOWING THE SUBDIVISION OF AN EXISTING 8,450 SQUARE FOOT LOT ON PROPERTY LOCATED AT 11613 ADENMOOR AVENUE THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission of the City of Downey does hereby find, determine and declare that: A. On August 25, 2022, the applicant revised the project and submitted for a proposed Tentative Parcel Map in order to subdivide the existing parcel into two parcels for townhome development purposes; and, B. On September 16, 2022, staff deemed the application complete for further processing. On October 6, 2022, notice of pending public hearing was published in the Downey Patriot and mailed to all property owners within 500’ of the subject area; and, C. The October 19, 2022 Planning Commission meeting was canceled due to a lack of quorum, and all public hearing items were moved to the November 2, 2022 Planning Commission meeting; and, D. The Planning Commission held a duly noticed public hearing on November 2, 2022, and after fully considering all oral and written testimony, facts, and opinions offered at the aforesaid public hearing adopted this resolution. SECTION 2. The Planning Commission further finds, determines and declares the environmental impact of the proposed development has been reviewed and has been found categorically exempt from CEQA, pursuant to Guideline Section No. 15315 (Class 15, Minor Land Divisions). Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of CEQA. Class 15 exemptions consist of the division of property in urbanized areas zoned for residential uses into four or fewer parcels when the division is in conformance with the General Plan and Zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available. SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Tentative Parcel Map, the Planning Commission further finds, determines and declares that: A. The proposed map is consistent with the General Plan. The TPM proposes to subdivide the existing parcel for townhome purposes, in order to construct two townhomes on an 8,450 square foot lot. The proposed TPM and future development is consistent with the General Plan, specifically supporting goals, policies, and programs of both the Land Use and Housing Elements. The proposed project is consistent with Goal 1.4 of the Land Use Element, and supported policies, which promotes not only harmonious residential development with surrounding neighborhoods (Policy 1.4.2), but also home ownership opportunities (Policy 1.4.3). In addition, the future housing development will help achieve Goal 2 and Policy 2.2 of the Housing Element, which encourages in-fill PC Agenda Page 8 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 2 development and the recycling of land to provide adequate residential sites. As previously stated in the report, the project site also has a General Plan Land Use designation of Low Medium Density Residential, which supports the proposed townhome development. B.The design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The proposed subdivision complies with the Subdivision Map Act and applicable Downey Municipal Code Regulations. The site is located in the R-3 Zone, but will be developed in compliance with the R-2 zone development standards, as the site has a General Plan Land Use Designation of Low Medium Residential. The architectural design and overall scale of the buildings will be similar to those found in the neighborhood. The proposed development will be consistent with Policy 1.4.2 whereas the development will be no greater than two stories and will complement the neighborhood through a contemporary architectural design. In addition, based on the proposed building setbacks, the design of the project will also be consistent with Policy 1.4.2 by considering impacts to privacy, views, and sunlight on adjacent properties. C.The site is physically suitable for the type of development. The overall subject site measures 8,450 square feet in size, and approval of the TPM will create two lettered parcels for the development of two townhome units. As proposed, the future development of the site will comply with the maximum allowed. Based on the Tentative Parcel Map and architectural renderings provided, the proposed development will be able to meet all development standards for the R-2 zone, in compliance with the General Plan land use designation of Low Medium Density Residential. These standards include, lot coverage, setbacks, building height, dwelling unit size, parking, and landscaping. Therefore, the overall site is physically suitable for the type of development and future construction. D.The subject site is physically suitable for the proposed density of the development. The Tentative Parcel Map will subdivide the existing 8,450 square foot parcel into two lettered parcels for townhome parcel map purposes. The subdivision of the existing site complies with General Plan land use designation of Low Medium Density Residential, which allows 9 to 17 units per acre, or one unit for every 2,500 square feet of lot area. The proposed density for the subject site is one unit for every 2,817 square feet of lot area, and thus the site is physically suitable for the proposed density of the development. E.The design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed Tentative Parcel Map facilities a two-unit townhome development which will be constructed in a residential zone, situated adjacent to existing multi-family developments to the south, west and east. The proposed Tentative Parcel Map and two-unit residential townhome development is consistent with the intended use of the residentially designated property and is not anticipated to cause serious health problems in the area. F.That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. During the review of the preliminary title report for the subject site, there is a four (4) foot wide water main line easement running along the rear property line. The proposed building footprints will not be PC Agenda Page 9 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 3 located on the existing easement. In addition, as part of the future plan check review process for the proposed development, the City’s Building and Safety and Public Works Department will conduct further review of all plans to ensure appropriate compliance with all codes. G. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is in an urban setting surrounded by urban uses. There is also no known wildlife habitat in this area of the City. The proposed subdivision will be developed on a lot that is currently improved/disturbed with existing residential development. Therefore, the project would not cause substantial environmental damage to the site or its surrounding areas. 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 PLN-21-00175, subject to the Conditions of Approval attached hereto, which are necessary to preserve the health, safety and general welfare of the community and enable the Planning Commission to make the findings set forth in the previous sections. The conditions are fair and reasonable for the accomplishment of these purposes. PC Agenda Page 10 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 4 SECTION 5. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 2nd day of November 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 2nd day of November 2022, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Linda Thai Deputy City Clerk PC Agenda Page 11 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 5 TENTATIVE PARCEL MAP NO. 74786 (PLN-21-00175) CONDITIONS OF APPROVAL PLANNING 1.The approval of this Tentative Parcel Map No. 74786 (PLN-21-00175) allows for the development of an 8,450 square foot parcel into a two-unit townhome project, on property located at 11613 Adenmoor Avenue. 2.Approval of PLN-21-00175 must be substantially compliance with Tentative Parcel Map No. 74786 and project plans dated August 25, 2022. 3.Approval of PLN-21-00175 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. 4.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. 5.Approval of this Tentative Parcel Map No. 74786 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. 6.The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. 7.The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 8.No later than November 17th, 2022, the applicant/property owner shall sign an affidavit of Acceptance of Conditions, as provided by the City of Downey. 9.The guest parking space shall not be assigned and be limited to 72-hour parking only and be duly marked. 10.All conditions of approval set forth in this resolution shall be complied with before the approval of the Tentative Parcel Map Permit becomes valid. PC Agenda Page 12 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 6 11.Prior to the issuance of building and/or grading permits, the Final Parcel Map shall be approved by the City and recorded with the County of Los Angeles. 12.Prior to the recording of the Final Parcel Map, the applicant shall pay all Park in-lieu fees, as required by Municipal Code Section 9931.8. 13.Prior to the final of building permits, the applicant shall record CC&R’s on the property to govern the maintenance, repair, and improvement of all common areas. This shall include, but may not be limited to, landscaping, all utilities, exterior of buildings, exterior lighting, and internal streets and walkways. Additionally, the CC&R’s shall require the following: a.Provisions restricting the use of each residential unit to use as a single-family residence; b.Provisions establishing each individual unit owner’s exclusive right to the use of not less than two (2) specifically designated covered parking spaces for each unit; c.Require all garages be maintained in a manner to accommodate two vehicles at all times; d.Require guest parking space be duly marked and not assigned to the residents; e.Shall prohibit parking anywhere on the site, except in the garages and marked guest parking spaces. f.CC&R’s shall run with the land and shall not expire. Prior to the recording of the CC&R’s, the applicant shall submit the CC&R’s to the City Attorney for review and approval. A copy of the recorded CC&R’s shall be provided to the City Planner to be filed with the City. 14.The owner/applicant shall remove or paint over any graffiti painted upon the premises, within twenty-four (24) hours. 15.Noise generated from the proposed use shall comply with Municipal Code Section 4600 et. seq. In any case, noise shall not exceed 65 dBA, as measured at the property line. 16.All exterior mechanical and utility equipment shall be designed and located so as to not transmit noise or vibration to abutting properties. All utility equipment shall be located along the sides and/or rear of the buildings and shall be screened from public view through the use of landscape screens, walls, or other devices architecturally compatible with the buildings. Electrical panels and/or transformers are expressly prohibited from being located between the buildings and the public street. 17.All signs shall comply with the requirements set forth in the Downey Municipal Code. 18. The applicant/owner shall incorporate anti-graffiti elements into the building design, such as non-porous coatings on exterior wall surfaces, plant materials, and anti-graffiti film on windows, subject to the approval of the Community Development Director. 19.Planting areas shall be maintained permanently, which includes proper watering, pruning, mowing of lawns, weed abatement, removal of litter, fertilizing, and replacement of plants and other materials when necessary. PC Agenda Page 13 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 7 20.Exterior lighting shall be un-switched and photo-sensor controlled. Exterior lights shall be on from dusk to dawn. Porch lights for the individual units shall be excluded from this condition. 21.All exterior lights on the property shall comply with Downey Municipal Code Section 9520.06 (Outdoor lighting standards for R-3 zoned properties). Said exterior lights 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. 22.All exterior mechanical and utility equipment shall be designed and located so as to not transmit noise or vibration to abutting properties. All utility equipment shall be located along the sides and/or rear of the buildings and shall be screened from public view through the use of landscape screens, walls, or other devices architecturally compatible with the buildings. Electrical panels and/or transformers are expressly prohibited from being located between the building and the public street. 23. The applicant/owner shall post signs to address noise and loitering on the subject site. 24.Prior to the final of building permits, all landscaping and irrigation shall be installed. The type, size and number of landscaping shall be as noted on the final approved landscape plan. All landscape shall be installed and permanently maintained. 25.Prior to the final of building permits, all installed landscaping shall be certified by a licensed Landscape Architect. The licensed Landscape Architect shall be on-site during the delivery of all trees to certify that all trees and plants are the right species and size. 26.All above grade back-flow preventers, check valves, shall be screened from view from the public right-of-way by a decorative metal-cut-out screen subject to approval of the City Planner. 27.The driveway entrance shall have an enhanced paving system in the form of decorative pavers. The applicant shall provide brochures/samples of the proposed paving materials to the City Planner for review and approval prior to installation. 28.Each unit shall be photovoltaic ready and garages shall be electric vehicle charger ready. 29.The finish colors and materials for the townhome units shall be in conformance to the plans presented in the architectural plans approved under PLN-21-00175. 30.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 outside of these hours. FIRE 31.Deferred automatic fire sprinkler plan submittal required for new Residential Group R occupancy. 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 § 903.2.8; DMC 3318]. a)All proposed structures shall be required to have automatic fire sprinkler systems, including any accessory units. PC Agenda Page 14 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 8 32. 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] 33. Smoke alarms shall be installed in Residential Group R occupancies on the ceiling or wall or each separate sleeping areas, rooms used for sleeping, in each story within the dwelling [CA Fire Code §907.2.11.2] 34. Carbon monoxide detection shall be installed in R-occupancies dwelling units in the following locations: (1) Outside each separate sleeping area in the immediate vicinity of bedroom, (2) On every occupiable level of the dwelling unit, (3) where fuel-burning equipment is located [915.2.1] 35. Project construction shall comply with requirements set forth in the CA Building and Residential Codes for egress, construction type and height, etc. BUILDING 36. All construction shall comply with the most recent adopted City and State building codes: • 2019 California Building Code • 2019 California Residential Code • 2019 California Electrical Code • 2019 California Mechanical Code • 2019 California Plumbing Code • 2019 California Fire Code • 2019 California Green Code 37. Special Inspections – As indicated by California Building Code Section 1704, the owner shall employ one or more special inspectors who shall provide special inspections when required by CBC section 1704. Please contact the Building Division at time of plan submittal to obtain application for special inspections. 38. The Title Sheet of the plans shall include: • Occupancy Group • Occupant Load • Description of use • Type of Construction • Height of Building • Floor area of building(s) and/or occupancy group(s) 39. School impact fees shall be paid prior to permit issuance. 40. Dimensioned building setbacks and property lines, street centerlines and between buildings or other structures shall be designed on plot plan. 41. All property lines and easements must be shown on plot plan. A statement that such lines and easements are shown is required. 42. 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 PC Agenda Page 15 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 9 consumption such as flow restrictors for toilets, low consumptions light fixtures, and insulation and shall use to the extent feasible draught landscaping. 43.A design professional will be required at time of construction drawings, to prepare plans for proposed improvements per the Business and Professions’ Code. 44.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. PUBLIC WORKS 45.The owner/applicant shall demonstrate on the building plans that the proposed building(s) will not encroach onto or over the existing water utility easement. 46.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. 47.The owner/applicant shall be required to complete a construction & demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey Municipal Code. 48.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). 49.The owner/applicant shall obtain permits from the Public Works Department for all improvements within the public right of way at least two weeks prior to commencing work. Contact Brian Aleman, Assistant Civil Engineer I, at (562) 904-7110 for information. 50.Encroachment Permit shall be issued to a contractor whom possess a valid State of California Contractor’s License in the Classification of A, “General Engineering Contractor” or C-08, “Concrete Contractor”. 51.The owner/applicant shall remove all Underground Service Alert (USA) temporary pavement markings immediately following the completion of the work / Final permit inspection. 52.The owner/applicant shall submit public improvement plan(s) for review and approval by Public Works Department. 53.The owner /applicant shall construct all driveway approaches as wide as the driveway or parking aisle they serve. The final layout and site driveway approach design shall be subject to approval by the Public Works Department. PC Agenda Page 16 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 10 54.Driveway approaches shall match driveway width as specified in City Standard Drawing No. 19. 55.Owner/applicant shall construct new 4’ wide, 4” thick concrete sidewalk along the property frontage per latest edition of Standard Plans and Specifications for Public Works Construction, City of Downey standards and the Americans with Disabilities Act (ADA). 56.Broken, uneven, or sub-standard sidewalk, driveway, pavement, curb and gutter along the property frontage shall be replaced to the satisfaction of the Department of Public Works. Contact the Public Works Inspection Office at (562) 904-7110 to have these areas identified just prior to applying for a Public Works Excavation Permit. The owner/applicant shall obtain all necessary plan approvals and permits and shall provide that the standards of improvements, construction materials, and methods of construction shall be in conformance with the Standard Plans and Specification for Public Works Construction and as modified by the City of Downey’s Standard Plans and Specifications. 57.The owner/applicant shall provide that all construction graffiti created as part of this project in the public right of way to be removed. 58.The owner/applicant shall 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) for approval by the Engineering Division and Building and Safety Division. All 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 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 it disposition. 59.The owner/applicant shall install pavement, which consists of a minimum section of 4” thick aggregate base, and a minimum 2-1/2” thick asphalt concrete pavement. Water and Sewer Improvements 60.Any utilities and/or above ground utility structures that are in conflict with the development shall be relocated at the owner/applicant's expense. Owner/applicant shall coordinate the relocation with the utility owner and proper Public Works permit will need to be pulled. 61.The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box for each unit. 62.The owner/applicant shall furnish and install a (min. 1-inch) dedicated water service line, meter, and meter box for the landscaping irrigation system. PC Agenda Page 17 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 11 63. The owner/applicant shall furnish and install the public potable water improvements, including extension and/or replacement of existing mains and associated facilities, necessary to provide adequate fire flow and pressure to the site. 64. The owner/applicant shall install a sewer main and sewer lateral (to the front property line) for each unit in the subdivision, and shall provide that the design and improvements of sewers shall be to the standards of the City Engineering Division. Septic systems are not acceptable. 65. The owner/applicant is responsible for coordinating with and payment to the City and County Sanitation District of Los Angeles County for all sanitary sewer connection and capacity charges. 66. The owner/applicant shall provide separate sewer improvement plan sets for review and approval from the City of Downey Engineering Division. 67. The owner/applicant shall furnish and install dedicated fire protection lateral(s) including backflow devices, fire department connections and other appurtenances as required by the Department of Public Works and the Downey Fire Department. Such improvements may include removal and/or replacement of existing fire hydrants, laterals, backflow devices, and associated facilities with new facilities to current Downey standards and materials. Backflow devices, fire department connections, and associated appurtenances are to be located on private property and shall be readily accessible for emergency and inspection purposes. Backflow devices shall be screened from street view by providing sufficient landscaping to hide it. 68. The owner/ applicant shall confirm availability of adequate fire flow and pressure in accordance with the Department of Public Works and Downey Fire Department requirements. 69. The owner/applicant shall retrofit existing fire hydrant(s) 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. 70. The owner/ applicant shall furnish and install backflow device(s) in accordance with the Department of Public Works and the State and County Department of Health Services requirements. 71. The owner/applicant shall provide and record utility easement(s) for access to, and inspection and maintenance of, public water lines, meters and appurtenances, and backflow devices. 72. Owner or tenant must establish accounts with the City Cashier prior to the City activating and the tenant using any fire and potable water service and meter. 73. The owner/applicant shall provide separate water improvement plan sets for review and approval from the City of Downey Utilities Division consisting of the following: a. Potable Water Improvement Plans (all City-owned potable water and fire service lateral improvements) Final City approved potable water main improvement plans shall be submitted on mylars and shall be signed and stamped by a State of California licensed civil engineer. PC Agenda Page 18 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 12 Improvement plans for potable main improvement shall be both plan and profile. 74. 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). NPDES/Low Impact Development 75. The 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 Storm Water Quality Management Plan (SQMP). 76. 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. 77. 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. 78. If any hazardous material is encountered on the site, the owner/applicant shall secure an ID number from the EPA. 79. Paint property address numbers (4” height) on the curb face in front of the proposed development to the City’s satisfaction. 80. The owner/applicant shall obtain all necessary plan approvals and permits. Subdivision 81. The owner/applicant shall provide that no easements of any type be granted over any portion of the subdivision to any agency, utility or organization (private or public), except to the City of Downey prior to recordation of the tract map. The owner/applicant shall grant easements in the name of the City, including: a. Vehicular easements b. Walkway easements c. Drainage easements d. Utility easements 82. The filed map shall comply with the latest edition of the state subdivision Map Act, the City of Downey Municipal Code and all the applicable state and local laws. Prior to recordation, the Applicant shall: a. Prepare map under the direction of a Registered Civil Engineer authorized to practice land surveying, or a Licensed Land Surveyor. The map must be processed through the Dept. of Public Works prior to being filed with the County Recorder. PC Agenda Page 19 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 13 b.A preliminary Title Report (or a chain of title) prepared by the title company for the subdivision is required showing all fee interest holders and encumbrances. An updated title report shall be provided (not older than 90 days) before the final tract/parcel map is released for filing with the County Recorder. c.Monumentation of the tract/parcel map boundaries, street centerline and lot boundaries is required for a map based on a record of survey. In the absence of such record, a licensed land surveyor shall set up all the missing monumentation. d.Upon City Council approval, the final tract/parcel map shall be filed by the Engineer of Record with the Los Angeles County Public Works Department for its recordation. One (1) Mylar copy of the filed map shall be submitted to the City Dept. of Public Works prior to Certificate of Occupancy. e.Certificate of Occupancy is contingent upon the completion the public improvements required in these conditions. If the improvements are not completed prior to approval of the map, the owner/applicant must enter into a subdivision agreement and post a necessary Faithful and Performance Bond in the amount estimated by the Public Works Dept. guaranteeing the completion of the improvements. 83.Provide proof establishing that the Tract Map was created in accordance with subdivision requirements (deed prior to City incorporation with current metes and bounds description, City subdivision action, or other proof). 84.Upon completion of the Parcel Map owner/applicant shall submit submitted to the City digital files (AutoCAD – latest edition). PC Agenda Page 20 Resolution No. Downey Planning Commission PLN-21-00175 – 11613 Adenmoor Ave November 2, 2022 - Page 14 Attachment A Storm Water Pollution Control Requirements for Construction Activities Minimum Water Quality Protection Requirements for All Development Construction Projects/Certification Statement The following is intended as an attachment for construction and grading plans and represent the minimum standards of good housekeeping which must be implemented on all construction sites regardless of size. ☐ Eroded sediments and other pollutants must be retained on site and may not be transported from the site via sheetflow, swales, area drains, natural drainage courses or wind. ☐ Stockpiles of earth and other construction related materials must be protected from being transported from the site by the forces of wind or water. ☐ Fuels, oils, solvents and other toxic materials must be stored in accordance with their listing and are not to contaminate the soil and surface waters. All approved storage containers are to be protected from the weather. Spills must be cleaned up immediately and disposed of in a proper manner. Spills may not be washed into the drainage system. ☐ Non-storm water runoff from equipment and vehicle washing and any other activity shall be contained at the project site. ☐ Excess or waste concrete may not be washed into the public way or any other drainage system. Provisions shall be made to retain concrete wastes on site until they can be disposed of as solid waste. ☐ Trash and construction related solid wastes must be deposited into a covered receptacle to prevent contamination of rainwater and dispersal by wind. ☐ Sediments and other materials may not be tracked from the site by vehicle traffic. The construction entrance roadways must be stabilized so as to inhibit sediments from being deposited into the public way. Accidental depositions must be swept up immediately and may not be washed down by rain or other means. ☐ Any slopes with disturbed soils or denuded of vegetation must be stabilized so as to inhibit erosion by wind and water. ☐ Other _____________________________________________________________ _____________________________________________________________ As the project owner or authorized agent of the owner, I have read and understand the requirements listed above, necessary to control storm water pollution from sediments, erosion, and construction materials, and I certify that I will comply with these requirements. Project Name: _________________________________________________________ Project Address: _______________________________________________________ Print Name ______________________________________ (Owner or authorized agent of the owner) Signature _____________________________________ Date __________________ (Owner or authorized agent of the owner) PC Agenda Page 21 PC Agenda Page 22 PC Agenda Page 23 Scale2022 -ARCHISSANCE DESIGN GROUP PROJECT OWNERLEGAL NOTICE OF DOCUMENT USE CONSULTANT SHEET TITLE PROJECT NO.DRAWN BY CHECKED BY SCALE DATE:SHEET NUMBERThe graphic representations and specifications contained herein are the sole and exclusive property of Archissance . Any reproduction, by any means, is a violation of copyright law. Reuse of these documents for other than the specific project for which they have been prepared and depicted herein without the written authorization of Archissance is expressly forbidden. No modifications, additions, or deletions shall be made by anyone other than Archissance. Any unauthorized revisions shall automatically constitute complete indemnification of Archissance and their consultants of any liability arising from such incur all expenses incurred to defend Archissance and/or their consultants in any legal action. Viewing these graphics representations and their specifications constitute acceptance of these restrictions.REVISIONSSTAMPPROJECT ADDRESS 8/24/2022 6:42:52 PM A0.20PERSPECTIVESSHRS9/2/2120-01211613 Adenmoor Ave Downey, CA 90241 CONCEPTUAL DESIGNAdenmoor Downey Condos KMH Downey Investments LLC 15228 Cherise Ave.Gardena , CA 90249EAST ELEVATION SO U T H E L E V A T I O N SI T E E A S T R I G H T NO R T H E L E V A T I O N SI T E E A S T L E F T WE S T E L E V A T I O N SO U T H E L E V A T I O N PC Agenda Page 24