HomeMy WebLinkAboutFull Agenda 3-1-23PLANNING COMMISSION AGENDA
MARCH 1, 2023
REGULAR MEETING – 6:30 PM
COUNCIL CHAMBERS
11111 BROOKSHIRE AVE., DOWNEY, CA
I. CALL TO ORDER: A REGULAR PLANNING COMMISSION MEETING - 6:30 P.M.
II. FLAG SALUTE
III. ROLL CALL: Chair Ortiz, Vice Chair Uva, Duarte, and Guerra
IV. PLANNING COMMISSIONER ANNOUNCEMENTS; REQUEST FOR FUTURE AGENDA ITEMS;
AND CONFERENCE/MEETING REPORTS:
V. PRESENTATIONS:
VI. REPORT ON CITY COUNCIL ACTIONS:
VII. PUBLIC HEARINGS:
RECOMMENDED
ACTION
1. PLN-22-00102 (Site Plan Review) Approve
Location: 10538 La Reina Avenue
Request: A request to construct a 4-unit multi-family development.
CEQA: Categorical Exemption – Section 15303 (Class 3, New Construction or
Conversion of Small Structures)
Staff: Assistant Planner Abraham Luna
Contact: aluna@downeyca.org
2. PLN-22-00052 (Site Plan Review and Conditional Use Permit) Approve
Location: 9180 & 9148 Telegraph Road
Request: A request to construct a new 4,777 square foot drive-thru restaurant (chick-fil-a).
CEQA: Categorical Exemption – Section 15303 (Class 3, New Construction or
Conversion of Small Structures)
Staff: Senior Planner Gerardo Marquez
Contact: gmarquez@downeyca.org
3. PLN-21-00147 (Site Plan Review and Conditional Use Permit) &
PLN-22-00098 (Tentative Tract Map)
Approve
Location: 12428 Benedict Avenue
Request: A request to construct to construct a 5,044 square foot addition to an existing
mosque, and consolidate two adjacent parcels.
CEQA: Categorical Exemption – Section 15301 (Class 1, Existing Facilities) & Section
15315 (Class 15, Minor Land Subdivisions)
Staff: Assistant Planner Abraham Luna
Contact: aluna@downeyca.org
PLANNING COMMISSION AGENDA
MARCH 1, 2023
VIII. NON-AGENDA/CONSENT CALENDAR/OTHER BUSINESS PUBLIC COMMENTS: This portion
of the agenda provides an opportunity for the public to address the Planning Commission on non-
agenda, consent and other business items within the jurisdiction of the Planning Commission and
not listed on the agenda. It is requested, but not required, that you state your name, address and
subject matter upon which you wish to speak. Please limit your comments for non-agenda items to
no more than four (4) minutes. Pursuant to the Brown Act, no discussion or action, other than a
brief response, referral to the City Planning staff or schedule for a subsequent agenda, shall be
taken by the Planning Commission on any issue brought forth under this section.
IX. CONSENT CALENDAR ITEMS: Items in this section will be voted on in one motion unless a
Commissioner requests separate actions. Further, any Consent Calendar items removed from the
agenda will be considered by the Commission following the public hearing items.
X. OTHER BUSINESS:
XI. STAFF MEMBER COMMENTS:
XII. ADJOURNMENT: To Wednesday, March 1, 2023 at 6:30 pm, at Downey City Hall, 11111
Brookshire Avenue, Downey, CA. 90241.
Supporting documents are available at: www.downeyca.org; City Hall-City Clerk’s Department, 11111
Brookshire Avenue, Monday – Friday, 7:30 a.m. – 5:30 p.m. Video streaming of the meeting is available on
the City’s website. In compliance with the Americans with Disabilities Act (ADA), if special assistance is
needed to participate in this meeting, complete the City’s Title II ADA Reasonable Accommodation Form
located on the City’s website and at City Hall - City Clerk’s Department, 11111 Brookshire Avenue, Monday
– Friday, 7:30 a.m. – 5:30 p.m., and submit to the City Clerk’s Department or contact (562) 904-7280 or TTY
7-1-1, 48 business hours prior to the Planning Commission meeting.
The City of Downey prohibits discrimination on the basis of disability in any of its program and services. For
questions, concerns, complaints, or for additional information regarding the ADA, contact the City’s
ADA/Section 504 Coordinator at ADACoordinator@downeyca.org; Phone: (562) 299-6619; or TTY at 7-1-1.
In compliance with Title VI of the Civil Rights Act, the City of Downey prohibits discrimination of any person
in any of its program and services. If written language translation of City agendas or minutes, or for oral
language interpretation at a City meeting is needed, contact (562) 299-6619, 48 business hours prior to
the meeting.
NOTICE: SECTION 9806 – APPEALS
Any person aggrieved or affected by any final determinations of the Commission concerning an application for
action of an administrative nature, including a variance or a permit, or any condition or requirement thereon, or upon
the failure of the Commission to make its findings and determinations within thirty (30) days after the closure of the
hearing thereon, no later than fifteen (15) calendar days, (Exception: subdivisions. no later than ten (10) calendar
days) after the date of the decision or of the Commission’s failure to make a determination, may file with the City
Planner a written notice of appeal there from to the Council. Such appeal s hall set forth specifically wherein it is
claimed the Commission’s findings were in error, and wherein the decision of the Commission is not supported by
the evidence in the matter, and wherein the public necessity, convenience, and welfare require the Commission’s
decision to be reversed or modified
PLANNING COMMISSION AGENDA
MARCH 1, 2023
En cumplimiento con el Título VI de la Ley de Derechos Civiles, la Ciudad de Downey prohíbe la
discriminación de cualquier persona en todos sus programas y servicios. En caso de necesitar una
traducción escrita de los órdenes del día o las actas de las reuniones de la ciudad, o para solicitar un
intérprete oral para una reunion de la ciudad, comuníquese con el (562) 299-6619 en el horario de atención
comercial, 48 horas antes de la reunión.
I Art Bashmakian, Interim City Planner, City of Downey, do hereby certify, under penalty of perjury under the laws of
the State of California that the foregoing notice was posted pursuant to Government Code Section 54950 Et. Seq. and
City of Downey Ordinance at the following locations: Downey City Hall, Downey City Library, and Barbara J. Riley
Senior Center.
Dated this 23rd day of February, 2023 Art Bashmakian
Art Bashmakian
Interim City Planner
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 2
On August 2, 2022, the applicant filed a request for a Site Plan Review. Subsequently, the
applicant was issued an incomplete letter on August 29, 2022 and November 28, 2022. Upon
resubmittal on December 5th, 2022 staff reviewed all documents and issued a letter deeming the
application complete for filing on January 17, 2023. On February 02, 2023, notice of the pending
public hearing, scheduled for February 15, 2023, was mailed to all property owners within 500
feet of the subject property. Due to a technical error, the public hearing was not published in the
Downey Patriot and the item could not be considered and was rescheduled for the March 1,
2023 meeting date. The notice of the pending public hearing was published in the Downey
Patriot on February 16, 2023.
Existing Front Elevation from La Reina Avenue
DISCUSSION
The Site Plan Review process requires evaluations to the proposed site changes, landscaping,
architecture, and compliance with the Downey Municipal Code. The proposed development
includes demolition of the existing single-family dwelling and its detached 2-car garage and the
construction of two buildings each consisting of two units and 2-car attached garages. Each unit
will have private open space area of at least 200 square feet. The proposed development will
reflect a Craftsman Style Architecture. Two guest parking spaces are shown on the project
plans as required per the Downey Municipal Code. The existing driveway will be utilized and
improved with pavers throughout the site to break-up the monotony of the concrete.
The proposed four-unit development will comply with all applicable development standards. As
a point of reference, some major development standards for this project are as follows:
PC AGENDA PAGE 2
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 3
Standard Zoning Code
Standards
Proposed
Lot Coverage
50%
49.57%
Building Height
35 ft. / 3 stories 34’-9” / 3 stories
Setbacks:
Front
Rear (3 story building abutting
a pubic alley)
Side
15 ft. Min.
26 ft. Min.
5 ft. Min.
15 ft.
33’-10”.
5 ft.
Parking 10 Spaces
(8 covered,
2 guest parking)
10 spaces
(8 covered,
2 guest parking)
All elements of the proposed Site Plan Review are in compliance with the Downey Municipal
Code.
Architecture
All buildings will utilize a uniform color and materials and incorporate elements of the Craftsman
Style architecture. Its development will bring a unique architectural character to the
neighborhood. The massing of the buildings will be minimized by the use of various materials
and colors with façade breaks between each building story. The two front units will have street
facing entries and a prominent porch enhancing the neighborhood appeal. The front of the
building will have exposed wood beams, tapered columns, and a column base made of masonry
to encapsulate both front entrances.
The primary wall façade finish will be “gray cloth” stucco, “infinite deep-sea” wood siding,
exposed wood details stained “redwood natural tone”, and Coronado stone wrapping the front
façade. The colors and materials used for this project are commonly found throughout
Craftsman style architecture. The buildings will incorporate other details such as wooden
shutters, roof brackets, wooden garage doors, and header details around windows and doors to
further enhance the Craftsman style architecture on the building.
Landscape
The project will include 1,731 square feet of landscape area consisting mostly of drought
tolerant landscape. The proposed landscaping will provide a colorful landscape edge oriented
towards the front and enhance the overall site. Landscaping will incorporate a tiered system
consisting of grass, shrubs, and trees. The landscaping will include (2) two pacific madrone
trees, Bermuda grass, dwarf bottle brush, dwarf kangaroo paw, and hummingbird sage.
PC AGENDA PAGE 3
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 4
Proposed Elevation from La Reina Avenue
DEVELOPMENT REVIEW COMMITTEE
On August 18, 2022, the Development Review Committee (DRC) evaluated the project as it
pertains to Planning, Police, Fire, Public Works, and Building and Safety matters and provided
staff with comments and conditions. The Fire Department requires that the site install a fire
hydrant with approved water supply capable of supplying the required fire flow for fire protection.
No additional departments expressed 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 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. 15303
(Class 3 – New Construction or Conversion of Small Structures). Class 3 exemptions consist of
Multi-family residential structures of not more than 6 units in urbanized areas.
FINDINGS
Pursuant to Municipal Code Section 9820.08, there are seven (7) findings that must be adopted
prior to approving a 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.
Specifically, the following policies are promoted by the Site Plan Review:
PC AGENDA PAGE 4
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 5
Policy 2.2. – Encourage infill development and recycling of land to provide adequate
residential sites.
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
The proposed architecture uses quality materials that provide different elements to
achieve Craftsman style architecture. The site is compatible in that the surrounding
properties consist of a variety of architectural styles; however, this development will be
replacing an outdated craftsman style home with a newer multi-family development that
will bring a significant upgrade to the immediate area. In efforts to maintain a
neighborhood feel, the front unit is developed facing La Reina Avenue to conserve the
neighborhood impression of that street. The site is also compatible with the zoning
designation and the General Plan Land Use designation which both encourage multi-
family residential. Additionally, the majority of the surrounding properties are also multi-
family residential. This development will achieve a long-term goal of recycling land to
providing more housing units as this development consists of three additional units than
what currently exists on the site.
B. The proposed development is in accordance with the purposes and objectives of
this article and the zone in which the site is located;
The purpose of the R-3 (Multiple-Family Residential) zone, as stated in the Downey
Municipal Code, “is intended to provide for the development of multiple-family residential
living areas compatible with the neighborhood environment and outdoor recreation
potential of the community. Such areas are envisioned as being located and designed to
be complementary to adjacent uses and at the same time provide suitable space for
multiple-family living quarters.” The proposed development is in full conformance with
the objectives stated above and the properties to the south, east, and west of the subject
site are also developed as multiple-family residential.
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 design of the project will integrate harmoniously with this area by
providing aesthetically pleasing architecture and landscaping. The proposed
development will enhance the neighborhood with its high-quality Craftsman Style
Architecture. The proposed Craftsman architectural style is compatible and integrated to
the style of landscaping and the overall site. In addition, the streetscape will be
enhanced as well as the transition from the street onto the site through the proposed
landscaping, pedestrian access, and upgraded driveway and driveway approach.
D. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effects of the development from the
view of the public streets;
The project has considered all functional aspects of the site and will be well integrated
into the neighborhood. The landscaping around the front building façades creates a nice
transitional buffer between the residences, the public right of way, and La Reina Avenue.
PC AGENDA PAGE 5
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 6
The added walkway and sidewalk to the street frontage will maintain an inviting
appearance to the site and enhance the residential character along that street. Exterior
light lamps are carefully placed near the front porch entrances to ensure both vehicles
and pedestrians are able to move around the site in a safe manner. The front prominent
porch brings an inviting attraction to the neighborhood that provides curb appeal and
functions as a practical social space for its tenants. This project also incorporates a
decorative paved driveway entrance to the subject site, thus preventing a long barren
driveway with no visual appeal.
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 Craftsman style architecture, and reflects a high quality of
architectural design. In staff’s opinion, the development is neither dissimilar nor
monotonous from other properties in the area and this project will improve the overall
appearance of the neighborhood. Other developments along La Reina Avenue consist of
a variety of architectural styles from California ranch, craftsman, Dutch colonial and mid-
century modern. Lastly, this proposed development will be keeping with the quality of
design, but will not mimic other properties.
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 architecture is a significant upgrade to the immediate neighborhood and
surrounding areas, in terms of use and density. In addition, the redevelopment of this
site has the potential of serving as an example for higher quality architecture for future
developments within the City of Downey. The project complies with all zoning codes and
will comply with all building and safety, and engineering codes to ensure a safe and
sound structure for its occupants and its surrounding neighbors. Lastly, the project was
designed to ensure that any potential effects will not negatively harm or impact the
surrounding sites and accompany the public health, safety, comfort and general welfare
as much as possible.
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
PC AGENDA PAGE 6
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 7
Planning Commission approve the application (PLN-22-00102), thereby approving a four-unit
multifamily development.
EXHIBITS
A. Maps
B. Draft Resolution
C. Project Plans
PC AGENDA PAGE 7
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 8
Exhibit ‘A’ – Maps
AERIAL PHOTOGRAPH
Subject
Site
PC AGENDA PAGE 8
10538 La Reina Avenue – PLN-22-00102
March 1, 2023 – 9
LOCATION MAP
ZONING MAP
Subject
Site
PC AGENDA PAGE 9
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 1
RESOLUTION NO. 23-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING A SITE PLAN REVIEW (PLN-22-00102), THEREBY ALLOWING THE
CONSTRUCTION OF FOUR MULTI-FAMILY RE SIDENTIAL UNITS LOCATED AT
10538 LA REINA 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 2, 2022, the application was filed by Willy Barrios (hereinafter referred
to as the “applicant”) a request for Site Plan Review (PLN-22-00102) to construct
four new dwelling units; and,
B.The application was deemed incomplete due to missing information on August
29, 2022 and November 28, 2022. The applicant resubmitted additional
information and the application was deemed complete for further processing on
January 17 2023; and
C.On February 02, 2023, a notice of the public hearing was sent to all property
owners within 500’ of the subject site and the notice was published in Downey
Patriot; and,
D.On February 15, 2023, at the Planning Commission hearing the item was
continued to a date certain due to a published error in the Downey Patriot; and,
E.On February 16, 2023, a notice of the public hearing was published in the
Downey Patriot; and,
A.The Planning Commission held a duly noticed public hearing on March 1, 2023
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 that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is categorially exempt from CEQA, pursuant to Guideline Section 15303 (Class 3,
New Construction or Conversion of small structures). Class 3 exemptions consist of
Multi-family residential structures of not more than 6 units in urbanized areas.
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 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. Specifically, the
following policies are promoted by the Site Plan Review. Policy 2.2. – Encourage
infill development and recycling of land to provide adequate residential sites. Policy
8.1.1 – Promote architectural design of the highest quality. Policy 8.2.2 – Promote
PC AGENDA PAGE 10
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 2
the upgrading of properties. The proposed architecture uses quality materials that
provide different elements to achieve Craftsman style architecture. The site is
compatible in that the surrounding properties consist of a variety of architectural
styles; however, this development will be replacing an outdated craftsman style
home with a newer multi-family development that will bring a significant upgrade to
the immediate area. In efforts to maintain a neighborhood feel, the front unit is
developed facing La Reina Avenue to conserve the neighborhood impression of that
street. The site is also compatible with the zoning designation and the General Plan
Land Use designation which both encourage multi-family residential. Additionally, the
majority of the surrounding properties are also multi-family residential. This
development will achieve a long-term goal of recycling land to providing more
housing units as this development consists of three additional units than what
currently exists on the site.
B. The proposed development is in accordance with the purposes and objectives of this
article and the zone in which the site is located. The purpose of the R-3 (Multiple-
Family Residential) zone, as stated in the Downey Municipal Code, “is intended to
provide for the development of multiple-family residential living areas compatible with
the neighborhood environment and outdoor recreation potential of the community.
Such areas are envisioned as being located and designed to be complementary to
adjacent uses and at the same time provide suitable space for multiple-family living
quarters.” The proposed application is in full conformance with the objectives stated
above and the properties to the south, east, and west of the subject site are also
developed as multiple-family residential.
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 design of the project will integrate harmoniously with this area by providing
aesthetically pleasing architecture and landscaping. The proposed development will
bring a unique character neighborhood. The proposed Craftsman architectural style
is compatible and integrated to the style of landscaping and the overall site. In
addition, the streetscape will be enhanced as well as the transition from the street
onto the site through the proposed landscaping, pedestrian access, and upgraded
driveway and driveway approach.
D. The site plan and location of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been given
to both the functional aspects of the site development, such as automobile and
pedestrian circulation, and the visual effects of the development from the view of the
public streets. The project has considered all functional aspects of the site and will
be well integrated into the neighborhood. The landscaping around the front building
façades creates a nice transitional buffer between the residences, the public right of
way, and La Reina Avenue. The added walkway and sidewalk to the street frontage
will maintain an inviting appearance to the site and enhance the residential character
along that street. Exterior light lamps are carefully placed near the front porch
entrances to ensure both vehicles and pedestrians are able to move around the site
in a safe manner. The front prominent porch brings an inviting attraction to the
neighborhood that provides curb appeal and functions as a practical social space for
its tenants. This project also incorporates a decorative paved driveway entrance to
the subject site, thus preventing a long barren driveway with no visual appeal.
PC AGENDA PAGE 11
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 3
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 Craftsman style architecture, and reflects a
high quality of architectural design. In staff’s opinion, the development is neither
dissimilar nor monotonous from other properties in the area and this project will
improve the overall appearance of the neighborhood. Other developments along La
Reina Avenue consist of a variety of architectural styles from California ranch,
craftsman, Dutch colonial and mid-century modern. Lastly, this proposed
development will be keeping with the quality of design, but will not mimic other
properties.
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
architecture is a significant upgrade to the immediate neighborhood and surrounding
areas, in terms of use and density. In addition, the redevelopment of this site has the
potential of serving as an example for higher quality architecture for future
developments within the City of Downey. The project complies with all zoning codes
and will comply with all building and safety, and engineering codes to ensure a safe
and sound structure for its occupants and its surrounding neighbors. Lastly, the
project was designed to ensure that any potential effects will not negatively harm or
impact the surrounding sites and accompany the public health, safety, comfort and
general welfare as much as possible.
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 a Site Plan
Review (PLN-22-00102), subject to conditions of approval attached hereto as Exhibit ‘A’, which
are necessary to preserve the health, safety and general welfare of the community and enable
the Planning Commission to make the findings set forth in the previous sections. The conditions
are fair and reasonable for the accomplishment of these purposes.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 1st day of March 2023.
Horacio Ortiz, Chairman
City Planning Commission
PC AGENDA PAGE 12
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 4
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 1st day of March
2023, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Linda Thai,
Deputy City Clerk
PC AGENDA PAGE 13
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 5
PLN-22-00102
(SITE PLAN REVIEW)
EXHIBIT A - CONDITIONS
PLANNING
1. The approval of this Site Plan Review (PLN-22-00102) allows for the construction of four
three-story residential dwelling units, each designed with an attached 2-car garage
located at 10538 La Reina Avenue.
2. No later than March 22, 2023, the applicant and the property owner shall sign and return
an affidavit of Acceptance of Conditions, as provided by the City of Downey.
3. The site shall remain in substantial conformance with this request and the approved set
of plans.
4. Approval of the Site Plan Review (PLN-22-00102) shall not be construed to mean any
waiver of applicable and appropriate zoning regulations, or any Federal, State, County,
and City laws and regulations. Unless otherwise expressly specified, all other
requirements of the City of Downey Municipal Code shall apply.
5. 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.
6. 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.
7. All buildings and walls must be finished with graffiti resistant materials pursuant to
Downey Municipal Code Section 4960.
8. Any graffiti applied to the site shall be removed within 48 hours.
9. The approved Craftsman architectural style, finish material, and colors shall remain in
strict conformance with the approved elevations and materials board reflecting stucco,
wood siding, stone veneer, and exposed wood trim. Changes to the facades and/or
colors shall be subject to the review and approval of the City Planner. At his/her
discretion, the City Planner may refer changes to the facades and/or colors to the
Planning Commission for consideration.
PC AGENDA PAGE 14
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 6
10. 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.
11. The Applicant shall incorporate a copy of this Exhibit A - Conditions of Approval, into the
approved set of building plans.
12. Driveways and driveway approaches shall be improved with concrete and pavers
throughout, as approved on the project plans. Any changes or modification to the
approved driveway must be approved by the City Planner.
13. All landscaping must remain in compliance with the Downey Municipal Code, be
composed of drought tolerant plants, and strictly conform to the approved set of plans.
Any revisions to the proposed landscape plans will first require approval from the City
Planner.
14. Open space requirements must comply with the provisions set forth in section
9312.08(b)(10)(iv) of the Downey Municipal Code. The private open space patio areas
for each unit shall have no dimension less than eight (8) feet with a minimum area of two
hundred (200) square feet.
15. 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.
16. 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.
17. 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.
18. 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.
19. All exterior mechanical and utility equipment shall be designed and located five feet from
property line 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.
BUILDING
20. All construction shall comply with the most recent adopted City and State building codes:
a) 2022 California Building Code
PC AGENDA PAGE 15
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 7
b) 2022 California Residential Code
c)2022 California Electrical Code
d) 2022 California Mechanical Code
e) 2022 California Plumbing Code
f)2022 California Fire Code
g)2022 California Green Code
21.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.
22.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)
23.School impact fees shall be paid prior to permit issuance.
24.Dimensioned building setbacks and property lines, street centerlines and between
buildings or other structures shall be designed on plot plan.
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.
FIRE
The following comments pertain to a limited fire review of a design review 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.
PC AGENDA PAGE 16
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 8
29. 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]
30. Fire sprinklers shall be required in proposed Accessory Dwelling Units.
31. 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]
32. 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]
33. 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]
34. Project construction shall comply with requirements set forth in the CA Building and
Residential Codes for egress, construction type and height, etc.
35. Additional fire hydrant(s) shall be required such that the hydrant spacing on La Reina
Ave. is in compliance with Article III, Chapter 6, Section 3610 of the Downey Municipal
Code (…”One hundred fifty feet (150’) is the maximum distance from any point on street
or frontage to a hydrant.”).
PUBLIC WORKS
Streets
36. All public utilities shall be installed underground.
37. 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).
38. 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.
39. Remove and replace damaged, uneven or sub-standard curb, gutter, sidewalk,
driveway, disabled ramps, 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.
40. Submit public improvement plan(s) for review and approval by Public Works
Department.
PC AGENDA PAGE 17
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 9
41. Construct (1) parkway tree. 24-inch box street trees at the parkway on La Reina Avenue
frontage. The species of any new street trees to be planted shall be in accordance with
the City’s Tree Master Plan (contact City arborist for tree species.)
42. Remove all Underground Service Alert (USA) temporary pavement markings
immediately following the completion of the work / Final permit inspection.
43. Paint property address numbers (4” height) on the curb face in front of the proposed
development to the City’s satisfaction.
44. Driveway approaches shall match driveway width as specified in City Standard Drawing
No. 19.
Water & Sewer
45. The owner/applicant shall furnish and install separate water service lines, meters, and
boxes for each tenant space. Connect new separate water service lines to existing 6-
inch main located on La Reina Avenue.
46. 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 6-inch main located on La Reina Avenue and shall be dedicated for fire service
only.
47. If required, 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.
48. 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.
49. 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.
50. The owner/applicant shall provide separate off-site water improvement plan sets for
review and approval from Public Works. The plan shall consist of the following:
a. Potable Water Improvement Plans (all City-owned potable water and fire service
lateral improvements). Improvement plans for potable water main improvements
shall be plan and profile.
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. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 10
51.The owner/applicant shall provide and record utility easement(s) for access to, and
inspection and maintenance of, public water lines, meters, and appurtenances.
52.The owner/applicant shall furnish and install a new _6_ - inch sewer lateral(s) (from the
8” sewer main on La Reina Avenue to the front property line) for each house in the lot.
New sewer laterals shall be constructed with Vitrified Clay Pipe (VCP). The existing
sewer lateral can be used for one of the house. The design and improvements of
sewers shall be in accordance with the latest standards of the Department of Public
Works. Septic systems shall not be allowed.
53.Utility plans for proposed new sewer lateral(s) shall be submitted to and approved by the
Department of Public Works prior to the issuance of the grading plan permit.
54.Submit a copy of the sewer plans to the City and to the Sanitation Districts of Los
Angeles County for review and approval. Approval must be assured prior to the start of
construction. Contact Los Angeles County Sanitation District for their requirement.
55.The lot 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.
56.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.
57.Any deviation from the city standards in constructing the water and sewer lines shall be
approved by the Los Angeles County Health Department.
Grading
58.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.
59.Include any other applicable site-specific conditions.
PC AGENDA PAGE 19
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 11
60. The drainage plan must provide for each lot having an independent drainage system to
the public street, to a public drainage facility, or by means of an approved drainage
easement.
NPDES
61. 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).
62. 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.
63. If any hazardous material is encountered on the site, the owner/applicant shall secure an
ID number from the EPA.
64. The owner/applicant shall deploy Best Management Practices during and after
construction.
65. Owner/applicant shall comply with the Low Impact Development requirements for small
scale Residential LID Category. The owner/applicant shall incorporate one of the two
options (Vegetated Bio swale or Cultec System) in the site plan with detail.
a) Include the following statement into your plan:
“As the designer/architect of the project, I have designed the LID System
in accordance with the design criteria of the City of Downey’s LID
Technical Guidance Manual for Small Site Developments.”
Assessment District
66. 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.
Recycling
67. Complete a construction & demolition (C&D) waste management plan per Article V,
Chapter 8 of the Downey Municipal Code.
General
68. Remove all construction-related Underground Service Alert (USA) temporary pavement
markings created as part of this project within the public-right-of-way in a timely manner.
PC AGENDA PAGE 20
Resolution No. 23-
Downey Planning Commission
10538 La Reina Ave – PLN-22-00102
March 1, 2023 – Page 12
69.The owner/applicant must comply with all applicable Federal, State and local rules and
regulations, American Disabilities Act (ADA), including compliance with South Coast Air
Quality Management District (SCAQMD) regulations.
[End of Conditions]
PC AGENDA PAGE 21
GUESTPARKING10538 LA REINA AVE.ALLEYSCALE 1/8"=1'-0"PLOT PLANEXISTG.CONC. APRONEXISTG. PARKWAYEXISTG. SIDEWALKNORTH477.00 S.F.1,733.00 S.F.150.00'PROPERTY LINE150.00'PROPERTY LINE60.00'PROPERTY LINE60.00'PROPERTY LINE15'-0"38'-1"25'-0"17'-0"5'-0"12'-0"11'-0"24'-0"NEW 4" THICKCONC. DRIVEWAYSECOND FLOOR LINESECOND FLOOR LINE REAR YARDFRONT YARDSIDE YARDSIDE YARDLANDSCAPELANDSCAPEGUESTPARKING23'-10"42'-1"17'-0"42'-1"15'-0"LANDSCAPE446.00 S.F.38'-1"10'-0"19'-10"446.00 S.F.10'-0"10'-0"11'-6"22'-0"22'-0"4'-6"4'-0"1,733.00 S.F.1,733.00 S.F.1,733.00 S.F.477.00 S.F.477.00 S.F.477.00 S.F.SECOND FLOOR LINESECOND FLOOR LINE13'-0"12'-0"14'-2"14'-8"14'-2"5'-0"NEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAY13'-4"PORCH4'-8"10'-0"LAUNDRYSLD. DOOR(E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOW20'-0"20'-0"6" CURB6" CURB(N) WATER METER(N) WATER METER(E) WATER METER(N) WATER METER(N) WATER METER(N) WATER METER(N) A/C COMPRESSORON CONCRETE PAD(N) A/C COMPRESSORON CONCRETE PAD(N) A/C COMPRESSORON CONCRETE PAD(N) A/C COMPRESSORON CONCRETE PAD(N) A/C COMPRESSORON CONCRETE PAD(N) ELECTRICAL METER(N) ELECTRICAL METERRECESSED INTO WALL(N) ELECTRICAL METERRECESSED INTO WALL(N) ELECTRICAL METER(N) ELECTRICAL METER(N) ELECTRICAL METER(N) GAS METERUTILITY EQUIPMENT SCREEN2'-0" X 3'-0" WOOD10'-0"10'-0"NEW 4" THICKCONC. DRIVEWAY(N) PAVERS(N) PAVERS(N) PAVERSCONCRETE TRIMA-1SITE PLAN, GENERALELEVATIONSISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim(562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PROJECT INFORMATION9,000.00 SQ.FT.LOT AREAZONE R-3 MULTIPLE FAMILY RESIDENCE 35'-0"3- STORYROOFING:BUILDING SIZEBUILDING HEIGHTEXTERIOR FINISH:CONSTRUCTION TYPE:FRAME:TYPE VB-SPRINKLERED (NFPA 13R)WOOD SIDING AND STUCCOSHINGLES ROOFING SEE PLANWOOD FRAMER3ZONINGR3OCCUPANCY GROUPCODESTHIS PROJECT SHALL COMPLY WITH TITLE 24 AND 2019CALIFORNIA BUILDING CODE (CBC), CALIFORNIAMECHANICAL CODE (CMC), CALIFORNIA PLUMBINGCODE (CPC), CALIFORNIA ELECTRICAL CODE (CEC), ANDCALIFORNIA ENERGY CODE, C.R.C. AND C.G.C., TYPE OFFIRE SPRINKLER INSTALLED (NFPA 13R) AS AMENDEDBY CHAPTER 35PARKING SPACES: 10 PARKINGTOTAL COVER AREA=4,462.00 / 9,000.00 X 100 = 49.57 % < 50%LEGAL DESCRIPTIONAPN. 6252-025-017DOWNEY HOME TRACT LOT 16 BLK 6A-1SHEET INDEXPLOT PLANAn approved fire sprinkler system shall be installed.Fire Department.Plans must be submitted separately to the DowneyDEFERRED SUBMITTAL : Fire SprinklersFIRE DEPARTMENT NOTESSCOPE OF WORKDEMO OF (E) SFD AND (E) 2-CAR GARAGE.PROP0SED (4) 3-STORY APARTMENT UNITSWITH (4) 2-CAR GARAGES. AND (2) 1-STORYADUBUILDING SHALL HAVE ADDRESS NUMBERS PLACED IN A POSITIONTHAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROADFRONTING THE PROPERTY. NUMBERS SHALL CONTRAST WITHBACKGROUND, BE ARABIC OR ALPHABETICAL LETTERS AND BE AMINIMUM OF 4" HIGH WITH A MINIMUM STROKE OF 1/2". (R319.1 CRC)PROPOSED FOUR (4) 3-STORY UNITS AND 2 ADU PROPOSED AREA UNIT 1 FIRST FLOOR =320.00 SQ.FT.SECOND FLOOR =661.00 SQ.FT.TOTAL LIVING AREA UNIT 1 =1,734.00 SQ.FT.PROPOSED GARAGE AREA UNIT 1 =477.00 SQ.FT.A-2FIRST FLOOR PLANS (BUILDINGS 1 AND 2)A-3SECOND FLOOR PLANS (BUILDINGS 1 AND 2)A-4TOTAL LANDSCAPE: 2,424.00 SQ FTLOT COVERAGE:THIRD FLOOR =753.00 SQ.FT.PROPOSED AREA UNIT 2 FIRST FLOOR =SECOND FLOOR =TOTAL LIVING AREA UNIT 2 =PROPOSED GARAGE AREA UNIT 2 =477.00 SQ.FT.THIRD FLOOR =PROPOSED AREA UNIT 3 FIRST FLOOR =SECOND FLOOR =TOTAL LIVING AREA UNIT 3 =PROPOSED GARAGE AREA UNIT 3 =477.00 SQ.FT.THIRD FLOOR =PROPOSED AREA UNIT 4 FIRST FLOOR =SECOND FLOOR =TOTAL LIVING AREA UNIT 4 =PROPOSED GARAGE AREA UNIT 4 =477.00 SQ.FT.THIRD FLOOR =PROPOSED AREA ADU 1 FIRST FLOOR =465.00 SQ.FT.THIRD FLOOR PLANS (BUILDINGS 1 AND 2)A-5FLOOR PLAN (BUILDING 3), ELEVATIONS (BUILDING 3)A-6BUILDING 1 ELEVATIONS, A-7BUILDING 2 ELEVATIONSPROPOSED AREA ADU 2 FIRST FLOOR =465.00 SQ.FT.OPEN SPACE=200.00 SQ.FT.OPEN SPACE=200.00 SQ.FT.OPEN SPACE=200.00 SQ.FT.OPEN SPACE=200.00 SQ.FT.320.00 SQ.FT.661.00 SQ.FT.1,734.00 SQ.FT.753.00 SQ.FT.320.00 SQ.FT.661.00 SQ.FT.1,734.00 SQ.FT.753.00 SQ.FT.320.00 SQ.FT.661.00 SQ.FT.1,734.00 SQ.FT.753.00 SQ.FT.A-8LANDSCAPE PLAN, CONCEPTUAL LID PLANA-9DEMO PLANSP1PHOTOMETRIC PLAN 1P2PHOTOMETRIC PLAN 2P3PHOTOMETRIC PLAN 3A-10RENDERINGSPC AGENDA PAGE 22PC AGENDA PAGE 22
BEDROOMBEDROOMBATHBATH2-CAR GARAGE2-CAR GARAGESCALE 1/4"=1'-0"FIRST FLOOR PLAN (BUILDING 1)UNIT 1 & 211'-5"13'-4"20'-0"20'-8"TTTT20'-0"20'-8"11'-5"13'-4"4'-0"SECOND FLOOR LINE38'-1"43'-0"14'-2"7'-4"7'-4"14'-2"13'-0"4'-5"20'-8"38'-1"3'-6"5'-0"7'-11"11'-5"3'-6"10'-10"5'-0"7'-11"LANDING320.00 SQ.FT.BEDROOMBEDROOMBATHBATH2-CAR GARAGE2-CAR GARAGESCALE 1/4"=1'-0"FIRST FLOOR PLAN (BUILDING 2)UNIT 3 & 411'-5"13'-4"20'-0"20'-8"TTTT20'-0"20'-8"11'-5"13'-4"4'-0"SECOND FLOOR LINE38'-1"43'-0"14'-2"7'-4"7'-4"14'-2"13'-0"4'-5"20'-8"38'-1"3'-6"5'-0"7'-11"11'-5"3'-6"10'-10"5'-0"7'-11"LANDING320.00 SQ.FT.UNIT 1UNIT 2UNIT 3UNIT 4UPUPUPUPA-2FIRST FLOOR PLAN(BUILDINGS 1 AND 2)ISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim(562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 23PC AGENDA PAGE 23
ISLEDINING ROOMLIVING ROOMBALCONYKITCHENBATHISLEDINING ROOMLIVING ROOMBALCONYKITCHENBATHLAUNDRYSCALE 1/4"=1'-0"SECOND FLOOR PLAN (BUILDING 1)UNIT 1 & 2OPEN SPACE200.00 SQ.FT.OPEN SPACE200.00 SQ.FT.10'-0"32'-1"21'-6"21'-6"UPUP21'-6"21'-6"10'-0"32'-1"43'-0"13'-10"20'-8"31'-3"3'-0"4'-0"6'-5"2'-0"5'-0"6'-5"3'-0"4'-7"4'-7"3'-0"13'-10"20'-8"31'-3"3'-0"4'-0"6'-5"3'-0"5'-0"6'-5"3'-0"4'-7"4'-7"3'-0"11'-5"11'-5"21'-3"13'-10"13'-10"3'-6"661.00 SQ.FT.ISLEDINING ROOMLIVING ROOMBALCONYKITCHENBATHISLEDINING ROOMLIVING ROOMBALCONYKITCHENBATHLAUNDRYSCALE 1/4"=1'-0"SECOND FLOOR PLAN (BUILDING 2)UNIT 3 & 4OPEN SPACE200.00 SQ.FT.OPEN SPACE200.00 SQ.FT.10'-0"32'-1"21'-6"21'-6"UP21'-6"21'-6"10'-0"32'-1"43'-0"13'-10"20'-8"31'-3"3'-0"4'-0"6'-5"2'-0"5'-0"6'-5"3'-0"4'-7"4'-7"3'-0"13'-10"20'-8"31'-3"3'-0"4'-0"6'-5"3'-0"5'-0"6'-5"3'-0"4'-7"4'-7"3'-0"11'-5"11'-5"21'-3"13'-10"13'-10"3'-6"UNIT 1UNIT 2UNIT 3UNIT 4LAUNDRYUPDWDWDWDW661.00 SQ.FT.A-3SECOND FLOOR PLANS(BUILDING 1 AND 2)ISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim(562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 24PC AGENDA PAGE 24
BEDROOMBEDROOMM. BEDROOMW.I.C.M. BATHBEDROOMBEDROOMM. BEDROOMW.I.C.M. BATHSCALE 1/4"=1'-0"THIRD FLOOR PLAN (BUIILDING 1)UNIT 1 & 210'-2"10'-0"10'-2"10'-7"3'-0"6'-9"6'-0"6'-9"8'-0"5'-0"12'-1"13'-10"3'-0"3'-0"6'-5"7'-11"10'-2"10'-0"10'-2"10'-7"3'-0"6'-9"6'-0"6'-9"8'-0"5'-0"12'-1"13'-10"3'-0"3'-0"6'-5"7'-11"43'-0"37'-7"10'-8"2'-5"6'-5"5'-5"12'-8"37'-7"10'-8"2'-5"6'-5"5'-5"12'-8"43'-0"14'-3"14'-6"14'-3"10'-9"10'-9"10'-9"10'-9"DW6'-5"3'-0"3'-6"753.00 SQ.FT.BEDROOMBEDROOMM. BEDROOMW.I.C.M. BATHBEDROOMBEDROOMM. BEDROOMW.I.C.M. BATHSCALE 1/4"=1'-0"THIRD FLOOR PLAN (BUILDING 2)UNIT 3 & 410'-2"10'-0"10'-2"10'-7"3'-0"6'-9"6'-0"6'-9"8'-0"5'-0"12'-1"13'-10"3'-0"3'-0"6'-5"6'-5"7'-11"10'-2"10'-0"10'-2"10'-7"6'-9"6'-0"6'-9"8'-0"5'-0"12'-1"13'-10"3'-0"3'-0"6'-5"6'-5"7'-11"43'-0"37'-7"10'-8"2'-5"6'-5"5'-5"12'-8"37'-7"10'-8"2'-5"6'-5"5'-5"12'-8"43'-0"14'-3"14'-6"14'-3"10'-9"10'-9"10'-9"10'-9"753.00 SQ.FT.UNIT 2UNIT 1UNIT 3UNIT 43'-0"3'-0"3'-0"3'-0"DWDW6'-5"3'-0"3'-6"DWA-4THIRD FLOOR PLANS(BUILDINGS 1 AND 2)ISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim (562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 25PC AGENDA PAGE 25
6'-0"10'-6"10'-2"19'-0"10'-3"6'-0"10'-6"10'-2"19'-0"10'-3"BEDROOMLIVING/DINING ROOMKITCHENBATHBEDROOMBATHLIVING/DINING ROOMKITCHENSCALE 1/4"=1'-0"FIRST FLOOR PLAN (BUILDING 3)465.00 SQ.FT.19'-10"22'-0"22'-0"19'-10"44'-0"22'-0"22'-0"6'-0"ADU 1ADU 2SCALE 1/4"=1'-0"EAST ELEVATION (BUILDING 3) ADU 1 & 2VERTICAL SIDINGWOOD TRIMS15'-10"9'-0"1" STUCCO TYP.1" STUCCO TYP.SCALE 1/4"=1'-0"WEST ELEVATION (BUILDING 3) ADU 1 & 2SCALE 1/4"=1'-0"NORTH ELEVATION (BUILDING 3) ADU 1 & 2WOOD TRIMS15'-10"9'-0"1" STUCCO TYP.SCALE 1/4"=1'-0"SOUTH ELEVATION (BUILDING 3) ADU 1 & 2WOOD TRIMS15'-10"9'-0"1" STUCCO TYP.12222333SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4CLASS "A" MIN.CLASS "A" MIN.CLASS "A" MIN.FASCIA5FASCIA5FASCIA5FASCIA5WINDOWS7WINDOWS7WINDOWS712"X30" G.S.12"X30" G.S.915'-10"15'-10"VERTICAL SIDING9'-0"9'-0"WOOD TRIMS1" STUCCO TYP.1113SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4CLASS "A" MIN.FASCIA5WINDOWS712"X30" G.S.12"X30" G.S.988A-5ADU (BUILDING 3) FLOORPLAN, ELEVATIONSISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim(562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 26PC AGENDA PAGE 26
SCALE 1/4"=1'-0"WEST ELEVATION (BUILDING 1) UNIT 1 & 234'-9"0'-8"9'-0"9'-0"1'-0"8'-0"WOOD TRIMS26 GA GALV. STL. WEEP SCREED TYP.HORIZONTAL SIDINGLOUVER VENT12"X30" G.S.HORIZONTAL SIDINGSTUCCOVERTICAL SIDINGblanco smooth FASCIASTONE VENEERESR-2598COUNTRY CASTLE- MADISONCOUNTY BY CORONADO STONE9'-0"8'-0"8'-0"34'-9"3'-0"SCALE 1/4"=1'-0"SOUTH ELEVATION (BUILDING 1) UNIT 1 & 28'-0"1'-0"9'-0"1'-0"8'-0"0'-8"HORIZONTAL SIDINGWOOD TRIMSSTONE VENEEROWNER, TYP.TO BE SELECTED BYHORIZONTAL SIDINGVERTICAL SIDINGSTONE VENEERESR-2598COUNTRY CASTLE- MADISONCOUNTY BY CORONADO STONE1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.11111122122223WOOD TRIMSWOOD TRIMS33SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4CLASS "A" MIN.CLASS "A" MIN.1115SHUTTERSWINDOWS679FASCIA5FASCIA5WINDOWS7FASCIA51010889'-0"8'-0"8'-0"34'-9"3'-0"SCALE 1/4"=1'-0"NORTH ELEVATION (BUILDING 1) UNIT 1 & 20'-8"8'-0"1'-0"9'-0"1'-0"8'-0"STONE VENEEROWNER, TYP.TO BE SELECTED BYWOOD TRIMSSTUCCOHORIZONTAL SIDINGHORIZONTAL SIDING1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.SCALE 1/4"=1'-0"EAST ELEVATION (BUILDING 1) UNIT 1 & 234'-9"0'-8"8'-0"1'-0"9'-0"1'-0"8'-0"SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINEVERTICAL SIDINGWOOD TRIMS1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.111222222WOOD TRIMSWOOD TRIMSWOOD TRIMSWOOD TRIMS33334SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4CLASS "A" MIN.CLASS "A" MIN.118FASCIA5FASCIA5WINDOWS7WINDOWS789'-0"A-6ELEVATIONS (BUILDING 1)UNITS 1 AND 2ISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim(562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 27PC AGENDA PAGE 27
SCALE 1/4"=1'-0"NORTH ELEVATION (BUILDING 2) UNIT 3 & 4SCALE 1/4"=1'-0"EAST ELEVATION (BUILDING 2) UNIT 3 & 434'-9"0'-8"9'-0"9'-0"1'-0"8'-0"HORIZONTAL SIDINGVERTICAL SIDINGSTUCCOWOOD TRIMS12"X30" G.S.9'-0"8'-0"8'-0"34'-9"3'-0"8'-0"1'-0"9'-0"1'-0"8'-0"0'-8"HORIZONTAL SIDINGWOOD TRIMSSTONE VENEEROWNER, TYP.TO BE SELECTED BYHORIZONTAL SIDINGVERTICAL SIDING1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.111111222222233SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4111FASCIA5FASCIA5SHUTTERS6WINDOWS7WINDOWS712"X30" G.S.91010889'-0"SCALE 1/4"=1'-0"WEST ELEVATION (BUILDING 2) UNIT 3 & 4SCALE 1/4"=1'-0"SOUTH ELEVATION (BUILDING 2) UNIT 3 & 4HORIZONTAL SIDINGVERTICAL SIDINGSTUCCOWOOD TRIMS9'-0"8'-0"8'-0"34'-9"3'-0"0'-8"8'-0"1'-0"9'-0"1'-0"8'-0"STONE VENEEROWNER, TYP.TO BE SELECTED BYWOOD TRIMSSTUCCOHORIZONTAL SIDINGHORIZONTAL SIDING1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.1" STUCCO TYP.112222222233SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4SHINGLE SHAKE ROOF HDZ SHINGLESCOLOR: CHARCOALGAF TIMBERLINE4CLASS "A" MIN.CLASS "A" MIN.1FASCIA5FASCIA5WINDOWS7WINDOWS7889'-0"9'-0"1A-7ELEVATIONS (BUILDING 2)UNIT 3 & UNIT 4ISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim(562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 28PC AGENDA PAGE 28
1,731.00 SQ FTCOOL SEASON GRASSBERMUDA GRASSCYNODON DACTYLON(DROUGHT TOLERANT )PACIFIC MADRONEArbutus Menziesii 215 GAL.(Drought Tolerant)(Drought Tolerant)NOTE: NO EXISTING TREES CURRENTLY ON THE PROPERTY. ALL NEW TREES.HUMMINGBIRDSALVIA SPATHACEA95 GAL.SAGE(DROUGHT TOLERANT )DWARF KANGAROOANIGOZANTHOS372 GAL.PAW(DROUGHT TOLERANT )DWARFCALLISTEMON332 GAL.BOTTLEBRUSH(DROUGHT TOLERANT )AREA 1LANDSCAPE AREA265.00AREA 21,205.00AREA 3146.00AREA 473.00AREA 519.00S.F.S.F.S.F.S.F.S.F.TOTAL1,731.00S.F.AREA 623.00S.F.Arbutus Menziesii(Drought Tolerant)CYNODON DACTYLON(DROUGHT TOLERANT )SALVIA SPATHACEA(DROUGHT TOLERANT )ANIGOZANTHOS(DROUGHT TOLERANT )CALLISTEMON(DROUGHT TOLERANT )Landscaping Plan. A landscaping plan showing the location of all turf, plant materials, and irrigation systems shall be required for all uses that include landscapingprojects. Landscaping plans for projects within the R-1, R-2, and R-3 Zones shall be reviewed by the City Planner. In lieu of City inspections, the installer shall sign aself-certification certificate. Landscaping projects for all other zones shall be approved by the Planning Commission during Site Plan Review. Plans submitted for theissuance of a building permit or a site plan may be used in lieu of a landscaping plan provided that compliance with all of the requirements of a landscaping plan isachieved to the satisfaction of the Commission during Site Plan Review. The Commission may reject such plans if they determine that they are not consistent with thepurpose of this chapter. Landscaping plans shall demonstrate a recognizable pattern or theme for the overall development through conformance with the following:LANDSCAPE NOTE:GUESTPARKING10538 LA REINA AVE.ALLEYSCALE 1/8"=1'-0"LANDSCAPE PLANEXISTG.CONC. APRONEXISTG. PARKWAYEXISTG. SIDEWALKNORT
H477.00 S.F.1,733.00 S.F.150.00'PROPERTY LINE150.00'PROPERTY LINE60.00'PROPERTY LINE60.00'PROPERTY LINE15'-0"38'-1"25'-0"17'-0"5'-0"12'-0"11'-0"24'-0"NEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYSECOND FLOOR LINESECOND FLOOR LINE REAR YARDFRONT YARDSIDE YARDSIDE YARDLANDSCAPELANDSCAPEGUESTPARKING23'-10"42'-1"17'-0"42'-1"15'-0"LANDSCAPE446.00 S.F.38'-1"10'-0"19'-10"446.00 S.F.10'-0"10'-0"11'-6"22'-0"22'-0"4'-6"4'-0"1,733.00 S.F.1,733.00 S.F.1,733.00 S.F.477.00 S.F.477.00 S.F.477.00 S.F.SECOND FLOOR LINESECOND FLOOR LINE13'-0"12'-0"14'-2"14'-8"14'-2"5'-0"NEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYNEW STAMPEDCONCRETENEW STAMPEDCONCRETE13'-4"PORCH4'-8"10'-0"LAUNDRYSLD. DOOR(E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOW10'-0"20'-0"10'-0"20'-0"6" CURB6" CURBAREA 21,205.00 SQ.FT.AREA 3146.00 SQ.FT.AREA 4LANDSCAPE AREA73.00 SQ.FT.AREA 519 SQ FTAREA 1LANDSCAPE AREA265.00 SQ.FT.AREA 623 SQ FTMETAL SCREENGINGER DOVE GRAY -DETAIL A-FOR EQUIPMENT WITHIN STREET VISIBILITYNEW 4" THICKCONC. DRIVEWAYSECOND FLOOR LINESECOND FLOOR LINESECOND FLOOR LINESECOND FLOOR LINENEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAY(N) A/C COMPRESSORON CONCRETE PAD(N) ELECTRICAL METER(N) ELECTRICAL METERNEW 4" THICKCONC. DRIVEWAY(N) PAVERS(N) PAVERSGUESTPARKINGALLEYEXISTG. PARKWAYEXISTG. SIDEWALKRTH477.00 S.F.1,733.00 S.F.150.00'PROPERTY LINE150.00'PROPERTY LINE60.00'PROPERTY LINE60.00'PROPERTY LINE15'-0"38'-1"25'-0"17'-0"5'-0"12'-0"11'-0"24'-0"NEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYSECOND FLOOR LINESECOND FLOOR LINE REAR YARDFRONT YARDSIDE YARDSIDE YARDLANDSCAPEGUESTPARKING23'-10"42'-1"17'-0"42'-1"15'-0"LANDSCAPE446.00 S.F.38'-1"10'-0"19'-10"446.00 S.F.10'-0"10'-0"11'-6"22'-0"22'-0"4'-6"4'-0"1,733.00 S.F.1,733.00 S.F.1,733.00 S.F.477.00 S.F.477.00 S.F.477.00 S.F.SECOND FLOOR LINESECOND FLOOR LINE13'-0"12'-0"14'-2"14'-8"14'-2"5'-0"NEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYNEW 4" THICKCONC. DRIVEWAYNEW STAMPEDCONCRETENEW STAMPEDCONCRETE13'-4"PORCH4'-8"10'-0" LAUNDRYSLD. DOOR(E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOW(E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW(E) WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOWNEW WINDOW10'-0"20'-0"10'-0"20'-0"6" CURB6" CURBERERERERERER(N) A/C COMPRESSORON CONCRETE PAD8'-0"8'-0"LID VEGETATEDSWALE1----1%1% SLOPE1% SLOPE1% SLOPE5%5%5%5%1%1%1%1%1%1%1%1%1%1%5%5%5%5%5%5%5%5%5%5%1%1%5%5%5%5%5%5%5%5%5%5%5%5%5%5%5%5%1%1%5%5%5%5%5%5%5%5%5%5%1%1%DETAIL-1LID INFORMATION AND DETAILDETAIL 1A-8LANDSCAPE PLANISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim(562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241CONCEPTUAL LID PLANPC AGENDA PAGE 29PC AGENDA PAGE 29
10538 LA REINA AVE.ALLEYEXISTG.CONC. APRONEXISTG. PARKWAYEXISTG. SIDEWALKNORTH150.00'PROPERTY LINE150.00'PROPERTY LINE60.00'PROPERTY LINE60.00'PROPERTY LINESCALE 1/8"=1'-0"DEMO PLAN1,734.00 S.F.862.00 S.F.270.00 S.F.810.00 S.F.BEHR #S500-7INFINITE DEEP SEASIDINGWINDOW TRIMMATERIAL SAMPLE BOARDFASCIAHDZ SHINGLESBY: GAF TIMBERLINECOLOR: CHARACOALROOF SHINGLES3451WINDOW SHUTTERS6WINDOWALUMINUM SLIDINGWINDOW BY ANDERSONCOLOR: BLACK78DOOR/GARAGE DOORSTUCCO2BEHR #N520-7CARBON SATIN9VENTBEHR ULTRA PUREWHITEBEHR #N520-7CARBON SATINBEHR #S500-7INFINITE DEEP SEABEHR #N520-7CARBON SATINBEHR #PPU26-09GRAYCLOTHEXPOSED WOOD10BEHR #SC-122REDWOOD NATURALTONE STAINED WOODFINISHA-9DEMO PLANISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim (562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 30PC AGENDA PAGE 30
A-10RENDERINGSISSUES AND REVISIONSComputer FileProject NameDescriptionProject NumberSHEET:ScaleNO.1.DATE2.3. CHECKBYCONSULTANTCONTACT:PROPOSED 3-STORY4-UNITSAPARTMENTS AND2-ADUSEAL: VERIFY MEASUREMENTS WITH CORRESPONDINGCOSTRUCTED OR EXISTING CONDITIONS PRIOR TOPROCEEDING WITH THE WORK, AND NOTIFY THEARCHITECT IMMEDIATELY OF SIGNIFICANTDISCREPANCIES.FINISH ELEVATIONS REFERENCED ON ARCHITECTURALDRAWINGS ARE DATUM ELEVATIONS ABOVE THE FINISHFLOOR ELEVATION. THE CONTRACTOR MUSTCOORDINATE DATUM-BASED ARCHITECTURALELEVATIONS SHOWN WITH SITE-SPECIFIC ELEVATIONSSHOWN ON CIVIL DRAWINGS.WALL DIMENSIONS SHOWN ARE TO FACE OF WALLFINISH UNLESS SPECIFICALLY NOTED OTHERWISE.10538 LA REINA AVE.DOWNEY, CA. 90241C&CDrafting DesignEdgar Cortes& CommercialResidentialDesign1100 Orangethorpe Ave.Ca. 92801# 200w, Anaheim (562) 916 7505 (714) 813 6555e_mail: ccdraftingdesign@yahoo.comOWNER:Mr. WILLIE BARRIOSMobile: (323) 495 7208Mr. WILLIEMobile: (323) 495 720810224 LA REINA AVE.DOWNEY, CA. 90241PC AGENDA PAGE 31PC AGENDA PAGE 31
PC AGENDA PAGE 1
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 2
small tenant commercial uses while across the street to the north is the City of Pico Rivera and
there is a commercial office building.
On May 09, 2022 the applicant filed a request for a SPR, and CUP. Subsequently, the applicant
was issued an incomplete letter on June 27, 2022. After submitting all required documents, on
January 17, 2023, the application was deemed complete. On February 16, 2023, 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.
Existing Elevation along Telegraph Road
DISCUSSION
The project consists of demolishing two existing free-standing restaurants and replacing them
with a 4,777 square foot fast food restaurant with outdoor seating, a drive-through operation, 63
parking spaces and accessory landscaping. Additionally, significant landscaping improvements
is proposed to be provided along the perimeter of the entire site. Per Downey Municipal Code
(DMC), the development of a new commercial building requires review and approval of a Site
Plan Review application to ensure that the proposed development meets the DMC
development, design and use standards. Additionally, all drive through establishments within the
C-2 General Commercial Zone require approval of a conditional use permit to ensure that the
operation does not have an adverse impact on the area which they are located in or any future
uses on the site.
The subject site is located on an active thoroughfare within the City which required significant
analysis of the various components related to traffic impacts of the proposal. A traffic impact
analysis (TIA) was conducted to assess circulation on the subject site and potential impacts to
the surrounding area. The components that were analyzed in the traffic study included analysis
of the existing traffic conditions, project trip generation, parking, and projected queuing based
on other like-in-kind establishments within the region. Additionally, a high level of consideration
was placed on the architecture of the proposed development to ensure it would further the City’s
goal to continuously enhance design throughout the City.
Site Plan Review
The Site Plan Review (SPR) includes an evaluation of the proposed site changes, landscaping,
and compliance with the Downey Municipal Code. The proposed development will include two
driveway entrances, one accessed from Telegraph Road and one accessed from Serapis
Avenue. Parking is proposed along the northern portion of the site and the drive-through aisles
PC AGENDA PAGE 2
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 3
along the entirety of the southern perimeter of the site as well as portions of the rear eastern
and western perimeter. The drive-through window is located along the south façade (facing rear
of property). Additionally, the outdoor covered seating area is proposed adjacent to the primary
building facing telegraph. The site will include a 384 square foot trash enclosure adjacent to the
entrance of the drive-through lane. Pedestrian entrance to the building is located along the north
elevation.
Major development standards for this project are as follows:
Standard Minimum/
Maximums
Proposed
Lot Coverage 50% 6.5%
Building Height 45 ft. or 3 story
max.
1 story (23 ft. to top of
roof mounted screen
wall)
Minimum Required
Landscaping
7,387 sq. ft.
(10% of site)
15,185 sq. ft.
(20.6% of site)
Setbacks:
Telegraph Road (Front)
Serapis Ave. (Side Street)
Rear
Side (Interior)
15 ft. min.
5 ft.
46 ft.
N/A
145 ft.
5 ft.
46 ft.
0 ft.
Parking (1/100 sq. ft.) 54 Stalls 61 Stalls
(including 3 accessible
space)
Architecture
The proposed design for the new restaurant is most closely associated with contemporary style
architecture. The restaurant building materials include a combination of stucco and wood siding
along the west, east and north elevations. A mix of smooth stucco (Color: “Milk Glass”) and
sand textured stucco (Color: “Pigeon Gray”) finishes will make up the remaining portions of the
façade on all elevations, and the elevation parallel to Telegraph Road will also have four
separate translucent frosted laminate glass windows. The building will also incorporate large
recessed windows and multiple points of wall depth. Metal canopies on all windows, black metal
storefront framing, landscaping, and light fixtures are used to further accent the building.
All signage will require submittal to the City Planner for review and approval prior to the
issuance of building permits.
PC AGENDA PAGE 3
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 4
Birdseye (View from Telegraph/Serapis intersection)
Landscaping
The street frontages will provide landscape planters along Telegraph Road and Serapis
Avenue. The planters throughout the site will include a combination of trees, shrubs, vines and
groundcover. The planters along the thoroughfares will consist of a combination of white crape
myrtles, chinese elm, brisbane box and african sumac trees. The norththwest planter and the
planter along the drive-through aisle will include a variety of native shrubs and groundcover
such as deer grass fountain grass and other drought tolerant species.
Conditional Use Permit
A Conditional Use Permit is required for the operation of a drive-through in conjunction with a
restaurant.
Drive-through
The proposal incorporates three (3) drive through lanes to accommodate for anticipated high
volume of customers. The entrance to the proposed drive-through lanes will be on the west side
of the parking lot, which can be accessed by both Telegraph Road and Serapis Avenue. They will
continue along the western side of the building, wrap around the south of the building where the
order boards are located and finally wrap around the western side of the building leading to the
pick-up window/food delivery area. The drive through will exit back into the parking lot. Vehicles
can either head northbound towards Telegraph Road, or eastbound on to Serapis Avenue to exit
the subject site (Attachment D). The proposed drive-thru, utilizes three lanes, which can
accommodate forty-four (44) 9’ x 20’ cars at one time.
The City’s queuing standard for drive-through restaurants is eight vehicles, four before the menu
board, and four after the menu board to the pickup window. A single proposed drive-through lane
will include stacking for fourteen (14) vehicles, six before the menu board, and eight after the
menu board to the pickup window. A single drive-through lane includes six more spaces than
required by the DMC. As mentioned above in aggregate, the three drive through lanes shall hold a
total of 44 vehicles at one time. Although the project exceeds the minimum queuing standard, it’s
known that some businesses require more queuing than what the Code requires. For this reason,
PC AGENDA PAGE 4
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 5
a Traffic Impact Analysis (TIA) was prepared by Linscott Law & Greenspan, Engineers, which
analyzed the following:
• Drive-Through Queueing
• Project Trip Generation
• Vehicle Mile Traveled (VMT ) Assessment
Due to the known activity of Chick-Fil-A establishments and the activity at this intersection, a
queueing analysis was required to determine the appropriate queuing length for this development.
The drive-through queueing analysis was conducted in December 2021 and analyzed Chick-Fil-
A’s with drive-through lanes in Irvine, San Juan Capistrano, and Yucaipa. The consultant
observed operations at these locations during the assessment period and utilized this data to
identify average need and peak demand for drive-through operations. It should be noted that Los
Angeles County Public Health Orders regarding Covid-19, had been lifted at the time of surveys.
Based on the aggregate observations, an average of 11 vehicles in the drive-through service
window queue can be expected, with an 85th percentile queue of 18 vehicles and a 95th
percentile queue of 22 vehicles. The 85th percentile queue represents the maximum vehicle
queue with approximately 85 percent probability of the time the queue is expected to be 18
vehicles or less, and 15 percent of the time the queue may be 19 vehicles or more. The 95th
percentile queue represents the maximum vehicle queue with 95 percent probability; 95 percent
of the time the queue is expected to be 22 vehicles or less, and five (5) percent of the time the
queue may be 23 vehicles or more. The maximum observed queue totaled 31 vehicles. It is
noted that while the 85th percentile queue is the design standard typically used in the traffic
engineering profession the 95th percentile queue has been used in order to provide a
conservative assessment, especially since the drive-through service window queue at the
project site has the potential to back onto a major roadway (Telegraph Road).
The proposed project is planned to accommodate up to 44 vehicles in queue. Therefore, the
proposed drive-through service lanes are expected to adequately accommodate the 95th
percentile queue of 22 vehicles without encroaching into the on-site drive-aisles or the adjacent
public right-of-way. The proposed drive-through service lanes would also adequately
accommodate the maximum observed queue of 31 vehicles. It is noted that the typical queue
throughout the rest of the day is expected to be less than the vehicle queue during the morning,
mid-day, and evening peak service times.
Operation
The proposed hours of operation for the restaurant and drive-through are Monday through
Saturday, 6:00 a.m. to 11:30 p.m. The restaurant is closed on Sundays. Noise associated with
the operation of the restaurant, including the drive-through speaker is not expected to negatively
impact the surrounding uses. Much of the noise associated with the drive-through speaker,
which is located approximately 185-feet south of Telegraph Road and 145-feet from Serapis
Avenue, will be drowned out by the ambient traffic noise. In addition, the nearest residentially
developed properties are located approximately 46-feet south of the proposed commercial
structure and the nearest speaker is approximately 31-feet from the nearest bordering
residential property line. However, as with all businesses, a condition of approval has been
added that requires the project must comply with the City’s noise ordinance.
Parking and Circulation
The proposed development will exceed the minimum requirement of parking stalls by providing
61 parking spaces. Pursuant to the Downey Municipal Code (DMC) drive-through restaurants
PC AGENDA PAGE 5
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 6
require one parking space for every 100 square feet of gross floor area. The parking
requirement for a proposed 4,777 square foot restaurant and 574 square feet of outdoor seating
area (5,351 gross floor area) is 54 parking spaces. Additionally, the proposed parking design for
the site complies with the established standards within the DMC.
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. The Public Works
Department provided standard conditions and requested the execution of a traffic impact
analysis as well as conditions pertaining to the consolidation of the two parcels. Additionally, the
Downey Fire Department also provided standard conditions pertaining to safety and standard
fire code regulations. No other 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 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. 15303
(Class 3 – New Construction or Conversion of small structures). Class 3 exemptions consist of
commercial projects in urban areas that do not exceed 10,000 square feet in floor area, 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. That 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 is consistent with all applicable goals and policies specified in the City’s
General Plan and policies adopted by the City Council. In addition, the project’s objective
to revitalize the site helps achieve various long-term goals. Specifically, the following
policies are promoted by the Site Plan Review, and Conditional Use Permit:
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although it will be newer than most
developments within its proximity. The redevelopment of this site has the potential of
serving as an example of higher quality architecture for future developments within the
city.
B. That the proposed development is in accordance with the purposes and
objectives of this article and the zone in which the site is located;
PC AGENDA PAGE 6
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 7
The purpose of the C-2 (General Commercial) zone, as stated in the Downey Municipal
Code, “is intended to provide for and encourage the orderly development of general
commercial uses, with a wide 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 application is in full conformance with the objectives stated above.
Furthermore, a restaurant and drive-thru use are commonly found in the General
Commercial zone and are consistent with other uses found along Imperial Highway.
C. That 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 design of the project will integrate harmoniously with this area by
providing aesthetically pleasing architecture and landscaping. The new 4,777 square
foot restaurant building, and ancillary outdoor seating will serve as a significant upgrade
from the existing facilities on the site. The proposed development will provide substantial
landscaping throughout the site which will exceed the minimum development standards
within the Downey Municipal Code. In addition, the streetscape will be enhanced as well
as the transition from the street onto the site through the proposed landscaping and
upgraded infrastructure.
D. That 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 layout has two entries, one from Telegraph Road and the other from Serapis
Avenue. Parking is concentrated along the northern portion of the property, while the
drive-thru aisle abuts the east and south property lines. There is pedestrian access onto
the site via a walkway along both Telegraph Road and Serapis Avenue. A queuing
study was completed and determined a queue of eleven (11) vehicles is required; the
proposed drive-thru, through multiple lanes, holds forty-five (44) 9’ x 20’ cars at one time.
Although it is not anticipated, a condition has been included to require the queue be
contained on-site. The proposed landscaping surrounding the property is intended to
heavily compliment the aesthetics of the site.
E. That 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 true contemporary style architecture and keeps with the
low scale of residential developments to the south of this site. that the proposed
architectural style is neither dissimilar nor monotonous from other buildings in the area
and this project will upgrade the overall appearance of the site and, in turn, improve the
community appearance. This proposed development will be keeping with the quality of
design of other similar type of uses and existing operators within the city.
F. That 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;
PC AGENDA PAGE 7
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 8
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although it will be newer than most
developments within its proximity. In addition, the redevelopment of this site has the
potential of serving as an example for higher quality architecture for future developments
within the City of Downey. Lastly, the operational procedures of the proposed
development are also conditioned in an effort to ensure that any potential effects in
public health, safety, comfort and general welfare are mitigated as much as possible.
G. That 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.
Pursuant to Municipal Code Section 9824.06, there are four (4) findings that must be adopted
prior to approving the Conditional Use Permit. The findings are as follows:
A. That the requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof;
The project is consistent with all applicable goals and policies specified in the City’s
General Plan and policies adopted by the City Council. In addition, the project’s objective
to revitalize the site helps achieve various long-term goals. Specifically, the following
policies are promoted by the Site Plan Review, and Conditional Use Permit:
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although it will be newer than most
developments within its proximity. The redevelopment of this site has the potential of
serving as an example of higher quality architecture for future developments within the
city.
B. That the requested use will not adversely affect the adjoining land uses and the
growth and development of the area in which it is proposed to be located;
The proposed use (drive-thru and outdoor dining) is intended to complement the
proposed fast-food restaurant. The use is also common within commercial areas and
occasionally found in close proximity to residential areas. Staff views the use as a
common practice among fast-food chains and typically found within major commercial
corridors. Adverse impacts are not anticipated as a result of approval specifically
because the amount of building square footage, number of uses, and close proximity to
neighboring properties is reduced with the new proposed development. The project
meets and exceeds the minimum development standards in the Downey Municipal Code
to ensure that setbacks, landscaping, parking and parking design standards complement
existing surrounding properties and protect adjoining land uses. In addition, the
proposed conditions of approval are intended to mitigate any potential impacts.
PC AGENDA PAGE 8
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 9
C. That the size and shape of the site proposed for the use is adequate to allow the
full development of the proposed use in a manner not detrimental to the particular
area;
The site is approximately 1.7 acres, and the proposed buildings will occupy a total of
4,777 square feet and ancillary outdoor dining, resulting in a floor-area ratio of .06. The
drive-thru exceeds the required development standards for drive-thru businesses (per
D.M.C. Section 9406) and is found to be satisfactory per the analysis contained in the
queuing study for this application. In addition, the proposed improvement does not
create alterations that would restrict future permitted uses from occupying the site or an
existing use located within the nearby area from altering their operations. Therefore, the
size and shape of the site proposed for the use not only meets but also exceeds the
minimum required development standards to allow the full development of the proposed
use in a manner not detrimental to the particular area.
D. That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways in the area;
Vehicular access to the project site is planned to be accommodated by two project
driveways including one driveway located on Telegraph Road and one driveway located
on Serapis Avenue. Due to the existing raised concrete median along Telegraph Road,
the Telegraph Road project driveway will be limited to right-turn inbound and outbound
turning movements only. The Serapis Avenue project driveway will accommodate right-
turning and left-turning inbound and outbound movements. Development of the proposed
project would not conflict with the existing pedestrian system or the existing/proposed
bicycle system. Additionally, the proposed project is expected to generate a net increase
of 46 vehicle trips (24 net new inbound trips and 22 net new outbound trips) during the
weekday mid-day peak hour. During the weekday PM peak hour, the proposed project is
expected to generate a net increase of 41 vehicle trips (18 net new inbound trips and 23
net new outbound trips). Over a 24-hour period, the proposed project is forecast to
generate a net increase of 629 vehicle trips (approximately 315 net new inbound trips and
315 net new outbound trips) during a typical weekday. Therefore, traffic generated by the
proposed use will not impose an undue burden upon the streets and highways in the area
because although volume to capacity ratios along Serapis Avenue will see an increase of
.021 and .019 along Telegraph Road, individually they will maintain their existing Level of
Service (LOS) grades. Serapis Avenue will maintain its LOS grade of A and Telegraph
Road will maintain its LOS grade of B.
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-22-00052), thereby approving the
construction of a 4,777 square foot fast food restaurant with outdoor seating and drive-through
PC AGENDA PAGE 9
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 10
EXHIBITS
A. Maps
B. Draft Resolution – CUP and SPR
C. Traffic Impact Analysis
D. Project Plans
Location
PC AGENDA PAGE 10
Site Plan Review and Conditional Use Permit - PLN-22-00052
March 1, 2023 - Page 11
Aerial Photograph
Zoning
Subject
Sites
PC AGENDA PAGE 11
RESOLUTION NO. 23-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT, THEREBY
ALLOWING THE CONSTRUCTION OF A 4,777 SQUARE FOOT FAST FOOD
RESTAURANT WITH OUTDOOR SEATING AND DRIVE-THROUGH FACILITIES ON
PROPERTY LOCATED AT 9180 & 9148 TELEGRAPH ROAD IN THE GENERAL
COMMERCIAL (C-2) AND PARKING BUFFER (PB) ZONE.
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 9, 2022, Andrew Hunt with 4G Development (hereinafter “applicant”),
submitted a request for a Site Plan Review, and Conditional Use Permit to
construct a new 4,777 square foot restaurant, with outdoor seating and drive-
through facilities; and,
B. On June 27, 2022, the applicants were issued a letter deeming the application
incomplete.
C. On January 17, 2023, the application was deemed complete after all required
documents were submitted and reviewed.
D. On February 16, 2023, a notice of the public hearing was sent to all property
owners within 500’ of the subject site and the notice was published in Downey
Patriot; and,
G. The Planning Commission held a duly noticed public hearing on March 1, 2023,
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 that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is categorically exempt from CEQA, pursuant to Guideline Section No. 15303
(Class 3 – New Construction or Conversion of small structures). Class 3 exemptions consist of
commercial projects in urban areas that do not exceed 10,000 square feet in floor area, 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.
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. That 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 is consistent
with all applicable goals and policies specified in the City’s General Plan and policies
adopted by the City Council. In addition, the project’s objective to revitalize the site helps
achieve various long-term goals. Specifically, the following policies are promoted by the
Site Plan Review, and Conditional Use Permit:
PC AGENDA PAGE 12
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although it will be newer than most
developments within its proximity. The redevelopment of this site has the potential of
serving as an example of higher quality architecture for future developments within the
city.
B. That the proposed development is in accordance with the purposes and objectives of
this article and the zone in which the site is located. The purpose of the C-2 (General
Commercial) zone, as stated in the Downey Municipal Code, “is intended to provide for
and encourage the orderly development of general commercial uses, with a wide 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 application is in full conformance
with the objectives stated above. Furthermore, a restaurant and drive-thru use are
commonly found in the General Commercial zone and are consistent with other uses
found along Imperial Highway.
C. That 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 design of the project will integrate harmoniously with this area by providing
aesthetically pleasing architecture and landscaping. The new 4,777 square foot
restaurant building, and ancillary outdoor seating will serve as a significant upgrade from
the existing facilities on the site. The proposed development will provide substantial
landscaping throughout the site which will exceed the minimum development standards
within the Downey Municipal Code. In addition, the streetscape will be enhanced as well
as the transition from the street onto the site through the proposed landscaping and
upgraded infrastructure.
D. That 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 layout has two entries, one from Telegraph Road and the other from Serapis
Avenue. Parking is concentrated along the northern portion of the property, while the
drive-thru aisle abuts the east and south property lines. There is pedestrian access onto
the site via a walkway along both Telegraph Road and Serapis Avenue. A queuing
study was completed and determined a queue of eleven (11) vehicles is required; the
proposed drive-thru, through multiple lanes, holds forty-five (44) 9’ x 20’ cars at one time.
Although it is not anticipated, a condition has been included to require the queue be
contained on-site. The proposed landscaping surrounding the property is intended to
heavily compliment the aesthetics of the site.
E. That 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 true contemporary style architecture and keeps with the
low scale of residential developments to the south of this site. that the proposed
architectural style is neither dissimilar nor monotonous from other buildings in the area
PC AGENDA PAGE 13
and this project will upgrade the overall appearance of the site and, in turn, improve the
community appearance. This proposed development will be keeping with the quality of
design of other similar type of uses and existing operators within the city.
F. That 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
architecture is a significant upgrade to the existing facilities on site, and is compatible
with surrounding properties although it will be newer than most developments within its
proximity. In addition, the redevelopment of this site has the potential of serving as an
example for higher quality architecture for future developments within the City of
Downey. Lastly, the operational procedures of the proposed development are also
conditioned in an effort to ensure that any potential effects in public health, safety,
comfort and general welfare are mitigated as much as possible.
G. That 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. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Conditional Use Permit, the Planning Commission further
finds, determines and declares that:
A. That the requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience or general
welfare of persons residing or working in the neighborhood thereof. The project is
consistent with all applicable goals and policies specified in the City’s General Plan and
policies adopted by the City Council. In addition, the project’s objective to revitalize the
site helps achieve various long-term goals. Specifically, the following policies are
promoted by the Site Plan Review, and Conditional Use Permit:
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
The proposed architecture is a significant upgrade to the existing facilities on site, and is
compatible with surrounding properties although it will be newer than most
developments within its proximity. The redevelopment of this site has the potential of
serving as an example of higher quality architecture for future developments within the
city.
B. That the requested use will not adversely affect the adjoining land uses and the growth
and development of the area in which it is proposed to be located. The proposed use
(drive-thru and outdoor dining) is intended to complement the proposed fast-food
restaurant. The use is also common within commercial areas and occasionally found in
close proximity to residential areas. Staff views the use as a common practice among
fast-food chains and typically found within major commercial corridors. Adverse impacts
are not anticipated as a result of approval specifically because the amount of building
PC AGENDA PAGE 14
square footage, number of uses, and close proximity to neighboring properties is
reduced with the new proposed development. The project meets and exceeds the
minimum development standards in the Downey Municipal Code to ensure that
setbacks, landscaping, parking and parking design standards complement existing
surrounding properties and protect adjoining land uses. In addition, the proposed
conditions of approval are intended to mitigate any potential impacts.
C. That the size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use in a manner not detrimental to the particular area. The
site is approximately 1.7 acres, and the proposed buildings will occupy a total of 4,777
square feet and ancillary outdoor dining, resulting in a floor-area ratio of .06. The drive-
thru exceeds the required development standards for drive-thru businesses (per D.M.C.
Section 9406) and is found to be satisfactory per the analysis contained in the queuing
study for this application. In addition, the proposed improvement does not create
alterations that would restrict future permitted uses from occupying the site or an existing
use located within the nearby area from altering their operations. Therefore, the size and
shape of the site proposed for the use not only meets but also exceeds the minimum
required development standards to allow the full development of the proposed use in a
manner not detrimental to the particular area.
D. That the traffic generated by the proposed use will not impose an undue burden upon
the streets and highways in the area. Vehicular access to the project site is planned to
be accommodated by two project driveways including one driveway located on
Telegraph Road and one driveway located on Serapis Avenue. Due to the existing
raised concrete median along Telegraph Road, the Telegraph Road project driveway will
be limited to right-turn inbound and outbound turning movements only. The Serapis
Avenue project driveway will accommodate right-turning and left-turning inbound and
outbound movements. Development of the proposed project would not conflict with the
existing pedestrian system or the existing/proposed bicycle system. Additionally, the
proposed project is expected to generate a net increase of 46 vehicle trips (24 net new
inbound trips and 22 net new outbound trips) during the weekday mid-day peak hour.
During the weekday PM peak hour, the proposed project is expected to generate a net
increase of 41 vehicle trips (18 net new inbound trips and 23 net new outbound trips).
Over a 24-hour period, the proposed project is forecast to generate a net increase of 629
vehicle trips (approximately 315 net new inbound trips and 315 net new outbound trips)
during a typical weekday. Therefore, traffic generated by the proposed use will not
impose an undue burden upon the streets and highways in the area because although
volume to capacity ratios along Serapis Avenue will see an increase of .021 and .019
along Telegraph Road, individually they will maintain their existing Level of Service
(LOS) grades. Serapis Avenue will maintain its LOS grade of A and Telegraph Road will
maintain its LOS grade of B.
SECTION 5. Based upon the findings set forth in Sections 1 through 4 of this Resolution, the
Planning Commission of the City of Downey hereby approves the Site Plan Review, and
Conditional Use Permit (PLN-22-00052), subject to conditions of approval attached hereto as
Exhibit ‘A’, which are necessary to preserve the health, safety and general welfare of the
community and enable the Planning Commission to make the findings set forth in the previous
sections. The conditions are fair and reasonable for the accomplishment of these purposes.
PC AGENDA PAGE 15
SECTION 6. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 1st day of March 2023.
Horacio Ortiz, 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 1st day of
March 2023, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Linda Thai
Deputy City Clerk
PC AGENDA PAGE 16
PLN-22-00052
(SITE PLAN REVIEW, & CONDITIONAL USE PERMIT)
EXHIBIT A – CONDITIONS
PLANNING
1) The approval of this Site Plan Review, and Conditional Use Permit (PLN-22-00052)
allows for the construction of a one-story 4,777 square-foot restaurant with outdoor
seating, and drive-through for property located at 9180 & 9148 Telegraph Road.
2) This approval shall not be construed to mean any waiver of applicable and appropriate
zoning regulations, or any Federal, State, County, and City laws and regulations. Unless
otherwise expressly specified, all other requirements of the City of Downey Municipal
Code shall apply.
3) The site shall remain in substantial conformance with this request and the approved set
of plans date stamped January 17, 2023.
4) 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.
5) The administrative Lot Line Adjustment process shall be completed prior to issuance of
building permits. The Lot Line Adjustment shall comply with the applicable conditions set
forth in this resolution by Public Works.
6) 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.
7) Prior to the submittal of plans into Building and Safety Plan Check or commencement of
business, whichever occurs first, the applicant and the property owner shall sign an
affidavit of Acceptance of Conditions, as provided by the City of Downey.
8) The applicant must 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.
9) The use approved herein must be executed within one year of approval or shall be
PC AGENDA PAGE 17
subject to revocation where this approval will be deemed null and void.
10) The business owner shall consent to and provide access to all areas of the subject
premises without charge during normal business hours to any City Official for purposes
of verifying compliance with any of the Conditions of Approval of this application.
11) The approved architectural style shall be Contemporary, as noted in the approved plans.
Changes to the facades and/or colors shall be subject to the review and approval of the
City Planner.
12) All finished materials must be to the satisfaction of the City Planner. Final approval of all
building materials (including but not limited to glass type, wall texture, metal canopies,
wood panels) must be granted by the City Planner prior to the issuance of Building
Permits. This application does not grant final approval of the selected materials; final
materials will be evaluated and reviewed through the Building Permit process.
13) All landscaping must comply with the Downey Municipal Code, be composed of drought
tolerant plants, and requires final approval from the City Planner prior to the issuance of
Building Permits. This application does not grant final approval of the landscape design.
Final approvals will be granted through the Building Permit process.
14) The permitted hours of operation of the restaurant and drive-through are Monday –
Saturday 6:00 a.m. to 11:30 p.m. All deliveries made to the business shall be between
7:00 a.m. and 9:00 p.m.
15) All exterior lights on the property must be LED and must be directed, positioned, and/or
shielded such that they do not illuminate surrounding properties and the public right-of-
way.
16) For security purposes, lighting must be placed in such a way as to illuminate the area
surrounding the trash enclosure. This lighting shall be un-switched and photo-sensor
controlled.
17) All interior and exterior mechanical, plumbing, 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.
18) Any bollards on the site must be decorative in nature and shall be approved by the City
Planner.
19) Queueing associated with the drive-through facilities shall be contained on-site and also
allow for appropriate ingress/egress onto the site.
20) All buildings and walls must 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.
21) Any graffiti applied to the site shall be removed within 48 hours.
22) The applicant must provide decorative pavers across the driveways. The decorative
pavers shall be as approved by the City Planner prior to the issuance of building permits.
PC AGENDA PAGE 18
23) Roof-mounted equipment shall be screened at all times by a material to be approved by
the City Planner.
24) A stop sign must be installed at the end of the drive-through lane.
25) All above grade back-flow preventers, and check valves shall be and screened from
view from the public right-of -way with decorative metal cut-out panels, as approved by
the City Planner.
26) Noise generated from the site, including the drive-through speaker shall comply with
Municipal Code Section 4600 et. seq. In any case, noise shall not exceed 65 dBA, as
measured at the property line. Volume on speaker to be lowered between the hours of
6:00 a.m. to 8:00 a.m. and 9:00 p.m. to 11:30 p.m.
27) Prior to the installation of any signs, the property owner must obtain approval of a Sign
permit.
28) The applicant must place delineating marks throughout the site and at both driveways to
distinguish ingress and egress onto the site.
29) The applicant must incorporate a copy of this Exhibit A, Conditions of Approval, into the
approved set of building plans.
BUILDING
30) All construction shall comply with the most recent adopted City and State building codes:
• 2022 California Building Code
• 2022 California Electrical Code
• 2022 California Mechanical Code
• 2022 California Plumbing Code
• 2022 California Fire Code
• 2022 California Green Code
31) 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.
32) 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)
33) School impact fees shall be paid prior to permit issuance.
PC AGENDA PAGE 19
34) Dimensioned building setbacks and property lines, street centerlines and between
buildings or other structures shall be designed on plot plan.
35) All property lines and easements must be shown on plot plan. A statement that such
lines and easements are shown is required.
36) 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.
37) A design professional will be required at time of construction drawings, to prepare plans
for proposed improvements per the Business and Professions’ Code.
38) 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.
39) All projects including food service or Public pools and/or spas shall be checked and
approved by the County Health Department as part of the building department plan
review process.
40) 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.
FIRE
1. Design and construction to meet all conditions for Assembly Group occupancy as
it relates to the occupant load, exiting, exit sizing, exit illumination, emergency
lighting, etc.
2. An occupancy load sign shall be posted and be clearly visible [CA Fire Code
§1004]
3. Establishment shall be equipped with an automatic sprinkler system. A deferred
automatic fire sprinkler plan shall be submitted for Assembly Group A-2
occupancy. Automatic fire sprinkler system design, installation, and testing shall
be per NFPA 13 [CFC § 903.2.1.2 #3; DMC 3318]
4. Establishment shall be equipped with a fire alarm and detection system. A
deferred fire alarm and detection system plan submittal required for Assembly
Group A-2 occupancy. Automatic fire alarm and detection system design,
installation, and testing shall be per NFPA 72 [CFC § 907; DMC 3318]
PC AGENDA PAGE 20
5. Install approved key boxes (e.g. Knox Boxes) to occupancy [CA Fire Code
§506.1].
6. Commercial cooking equipment that produce grease laden vapors shall be
protected with a Type I Hood in accordance with CA Mechanical Code, and an
automatic fire extinguishing system that is listed and labeled for its intended use
[CA Fire Code § 904.12]
7. If wet chemical extinguisher system is used to protect commercial cooking
equipment and hood, the automatic fire extinguishing system shall be UL 300
complainant and have the required semi-annual inspection and testing [CA Fire
Code § 904.2.2; §904.5; §904.12; §609]
8. 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]
9. If applicable, establishment of hazardous materials business plan (HMBP) for
handling of compressed and/or refrigerated beverage system gases (e.g. Carbon
dioxide, Nitrogen) exceeding 1000 cubic feet at STP (standard temperature
pressure) [HSC 25507(5)(C)]
10. Exit signs shall be properly illuminated and readily visible from any direction of
egress travel [CA Fire Code §1013.1; 1013.31030.2; 1030.3]
11. If an insulated liquid carbon dioxide system is used for the beverage system, it
shall adhere to requirements set forth in CA Fire Code Section 5307 for
ventilation, gas detection, etc.
12. If storage of commercial kitchen cooking oil shall occur, it shall adhere to
requirements of CA Fire Code Section 608.
13. Egress shall be designed to meet requirements of CA Building Code and Chapter
10 of the CA Fire Code for occupant load, number of egresses, egress sizing,
door swing direction, etc.
PUBLIC WORKS
1. All public utilities shall be installed underground.
2. 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).
PC AGENDA PAGE 21
3. 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.
4. Remove and replace damaged, uneven or sub-standard curb, gutter, sidewalk,
driveway, disabled ramps, 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.
5. Owner/applicant must submit public improvement plan(s) for review and approval by
Public Works Department prior to obtaining an encroachment permit.
6. All unused driveways shall be removed and constructed with full-height curb gutter,
and sidewalk to match existing improvements.
7. The owner /applicant shall reconstruct all driveway approaches per Standard Plans
of Public Works Construction (SPPWC) No. 110-2 Type C. Driveway width bottom of
X to bottom of X shall be as wide as the driveway or parking aisle they serve. 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.
8. Remove all Underground Service Alert (USA) temporary pavement markings
immediately following the completion of the work / Final permit inspection. USA
markings shall be installed using chalk-based paint only.
9. Applicant shall coordinate with the Metropolitan Transportation Authority (METRO)
regarding the relocation of transit bus stop(s) if deemed absolutely necessary upon
city approval in advance and subject to the approval of the Director of Public Works.
10. Applicant shall coordinate with Downey Link Transportation regarding the relocation
of the transit bus stop if deem absolutely necessary upon city approval in advance
and subject to approval of the Director of Public Works.
11. Paint property address numbers (4” height) on the curb face in front of the proposed
development to the City’s satisfaction.
12. Drive approaches shall match driveway width as specified per Standard Plan of
Public Works Construction No. 110-2 Type C.
13. Any utilities that are in conflict with the development shall be relocated at the
PC AGENDA PAGE 22
owner/applicant's expense.
14. Any acquired property in the form of easement, fee simple or irrevocable offer shall
be in form acceptable by the city engineer and the city attorney prior to its
recordation.
15. 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
Traffic
1. The owner / applicant shall prepare and submit a traffic impact analysis study to the
satisfaction of the City Traffic Engineer, who shall define the specific requirements
of the Study. The owner / applicant shall be responsible for any improvements
required to mitigate traffic impacts created by the project as identified by the study
and / or financially contribute a fair share toward the cost of constructing capital
improvement(s), not considered part of the frontage of the project site, necessary to
offset all or a portion of the project traffic impacts.
Submit a traffic impact study for the city engineer’s review and approval. Said study
shall include the following unless otherwise specified
a. Trip generation
b. Queuing analysis for drive-through and site driveways.
c. Conclusions and findings shall be summarized in the final report along with
recommendations if it is determined that the vehicle queue will spill over onto
Telegraph Road and/or Serapis Avenue.
d. The traffic study shall be stamped and signed by a registered Traffic Engineer
of Civil Engineer in the state of California.
Water & Sewer
1. The owner/applicant shall furnish and install separate water service lines, meters,
and boxes for each tenant space. Connect new separate water service line to
existing 8-inch main located on Telegraph Road or 10” main located on Serapis
Avenue.
PC AGENDA PAGE 23
2. 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 or 10” main located on Serapis
Avenue and shall be dedicated for fire service only.
3. The owner/applicant shall furnish and install 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.
4. 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.
5. Existing potable and fire water service lines and associated appurtenances must be
removed and abandoned from existing water main.
6. 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.
7. 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)
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. In
addition to review and approval by City. Improvement plans for potable water main
improvements shall be both plan and profile.
8. 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).
9. The owner/applicant shall furnish and install a sewer lateral (to the front property
line) and abandon any existing unused/damaged sewer laterals. The design and
PC AGENDA PAGE 24
improvements of sewers shall be in accordance with the latest standards of the
Department of Public Works. Septic systems shall not be allowed.
10. Utility plans shall be submitted to and approved by the Department of Public Works
prior to the issuance of the grading plan permit.
11. The owner/applicant shall consult the Department of Public Works to determine the
sewer location and design requirements.
12. The owner/applicant shall conduct a sewer capacity study.
Grading
1. 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.
2. Include any other applicable site-specific conditions.
NPDES
1. 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).
2. The owner/applicant shall secure a WDID number along with his SWPPP.
3. If any hazardous material is encountered on the site that has the potential to reach the
PC AGENDA PAGE 25
ground water supply, the owner/applicant shall secure a permit for the State Regional
Water Quality Control Board.
4. If any hazardous material is encountered on the site, the owner/applicant shall secure
an ID number from the U.S. Environmental Protection Agency (EPA).
5. The owner/applicant shall deploy Best Management Practices during and after
construction.
Subdivision
1. 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.
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 are 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. Any required property in the form of easement, fee simple or irrevocable offer
and any right of way vacation in form accepted by the city engineer shall be
shown on the map.
Recycling
1. The facility must provide for recycling facilities, i.e., storage and handling areas for
recycling facilities. Trash enclosure shall include roof cover, floor drain connection
to grease interceptor and water hose bib connection for maintenance.
2. Complete a construction & demolition (C&D) waste management plan per Article V,
Chapter 8 of the Downey Municipal Code.
PC AGENDA PAGE 26
General
1. 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.
2. 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.
3. The owner/applicant shall submit a recorded mylar copy of the final map, a digital
AutoCAD format file (AutoCAD 2012 or later) and scanned, uncompressed TIFF
images of final map on a portable media for city’s GIS system data updates and
maintenance.
4. The owner/applicant shall submit a mylar copy of the final as-built public
improvement plan(s), a digital AutoCAD format file (AutoCAD 2012 or later) and
scanned, uncompressed TIFF images of final map on a portable media for city’s GIS
system data updates and maintenance.
Additional comments:
PC AGENDA PAGE 27
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 28
TRANSPORTATION IMPACT ANALYSIS
SERAPIS AVENUE/TELEGRAPH ROAD
CHICK-FIL-A PROJECT
City of Downey, California
January 16, 2023
Prepared for:
Chick-fil-A Inc.
15635 Alton Parkway, Suite 350
Irvine, California 92618
LLG Ref. 1-22-4499-1
Prepared by: Under the Supervision of:
Grace Turney, P.E. David S. Shender, P.E.
Transportation Engineer III Principal
PC AGENDA PAGE 29
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc i
TABLE OF CONTENTS
SECTION PAGE
1.0 Introduction ................................................................................................................................ 1
1.1 Transportation Study Overview ........................................................................................ 1
1.2 Study Methodology ............................................................................................................ 1
1.3 Los Angeles County Congestion Management Program Status ...................................... 3
2.0 Project Description .................................................................................................................... 5
2.1 Existing Project Site ........................................................................................................... 5
2.2 Proposed Project Description ............................................................................................ 5
2.3 Project Site Access ............................................................................................................. 5
2.3.1 Vehicular Site Access ............................................................................................ 5
2.3.2 Non-Vehicular Site Access ................................................................................... 8
2.4 Project Parking ................................................................................................................... 8
2.5 Project Trip Generation and Distribution .......................................................................... 9
2.5.1 Project Trip Generation ......................................................................................... 9
2.5.2 Project Trip Distribution and Assignment ............................................................ 10
2.6 Drive-Through Service Window Vehicle Queuing .......................................................... 14
3.0 Project Site Context ................................................................................................................... 17
3.1 Non-Vehicle Network ........................................................................................................ 17
3.1.1 Pedestrian System .................................................................................................. 17
3.1.2 Bicycle System ...................................................................................................... 17
3.2 Transit Network .................................................................................................................. 19
3.3 Vehicle Network ................................................................................................................ 19
3.3.1 Roadway Classifications ....................................................................................... 19
3.3.2 Regional Highway System .................................................................................... 22
3.3.3 Roadway Descriptions .......................................................................................... 22
3.4 Traffic Count Data ............................................................................................................. 22
3.5 Future Cumulative Traffic Volumes ................................................................................. 22
3.5.1 Related Projects ..................................................................................................... 27
3.5.2 Ambient Traffic Growth Factor ............................................................................ 27
4.0 CEQA Transportation Assessment ......................................................................................... 32
4.1 Vehicle Miles Traveled (VMT) Project Screening ........................................................... 32
4.1.1 Non-Retail Project Trip Generation Screening Criteria ...................................... 32
4.1.2 Retail Project Screening Criteria .......................................................................... 33
4.1.3 Proximity to Transit Screening Criteria ............................................................... 33
4.1.4 Residential Project Screening Criteria .................................................................. 34
4.1.5 Summary of Screening Conclusions .................................................................... 34
4.2 Impact Conclusions ............................................................................................................ 35
4.3 Cumulative Impact Analysis.............................................................................................. 35
PC AGENDA PAGE 30
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc ii
TABLE OF CONTENTS (continued)
SECTION PAGE
5.0 Non-CEQA Analysis .................................................................................................................. 36
5.1 Analysis Methodology ....................................................................................................... 36
5.2 Criteria for Non-CEQA Analysis ...................................................................................... 36
5.3 Analysis Scenarios ............................................................................................................. 37
5.4 Existing Conditions ............................................................................................................ 38
5.4.1 Existing Conditions ............................................................................................... 38
5.4.2 Existing With Project Conditions ......................................................................... 38
5.5 Future Year 2024 Cumulative Conditions ........................................................................ 38
5.5.1 Future Year 2024 Cumulative Without Project Conditions ................................ 38
5.5.2 Future Year 2024 Cumulative With Project Conditions ..................................... 42
6.0 Summary and Conclusions ....................................................................................................... 44
APPENDICES
APPENDIX
A. Chick-fil-A Queuing Observation Data
B. Vehicular, Pedestrian, and Bicycle Count Data
C. ICU and Levels of Service Explanation
ICU Data Worksheets – Weekday Mid-day and PM Peak Hours
PC AGENDA PAGE 31
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc iii
TABLE OF CONTENTS (continued)
LIST OF FIGURES
SECTION—FIGURE # PAGE
1–1 Vicinity Map ............................................................................................................................. 2
2–1 Aerial Photograph of Existing Project Site ............................................................................. 6
2–2 Site Plan .................................................................................................................................... 7
2–3 Project Trip Distribution .......................................................................................................... 12
2–4 Project Traffic Volumes ........................................................................................................... 13
3–1 Existing and Proposed Bikeway .............................................................................................. 18
3–2 Existing Transit Routes ............................................................................................................ 21
3–3 Existing Lane Configurations .................................................................................................. 23
3–4 Existing Traffic Volumes ......................................................................................................... 26
3–5 Location of Related Projects .................................................................................................... 29
3–6 Related Projects Traffic Volumes ............................................................................................ 30
5–1 Existing With Project Traffic Volumes ................................................................................... 40
5–2 Future Cumulative Without Project Traffic Volumes ............................................................ 41
5–3 Future Cumulative With Project Traffic .................................................................................. 43
LIST OF TABLES
SECTION—TABLE # PAGE
2–1 Project Trip Generation Forecast ............................................................................................. 11
2–2 Summary of Chick-fil-A Drive-Through Service Lane Queueing Observations .................. 15
3–1 Existing Transit Routes ............................................................................................................ 20
3–2 Existing Roadway Descriptions ............................................................................................... 24
3–3 Existing Traffic Volumes ......................................................................................................... 25
3–4 Related Projects List and Trip Generation .............................................................................. 28
5–1 Summary of Volume to Capacity Ratios, Delays and Levels of Service .............................. 39
PC AGENDA PAGE 32
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
TRANSPORTATION IMPACT ANALYSIS
City of Downey, California
January 16, 2023
1.0 INTRODUCTION
1.1 Transportation Study Overview
This transportation impact study has been conducted to identify and evaluate the potential
transportation impacts of the proposed Serapis Avenue/Telegraph Avenue Chick-fil-A project
(“proposed project”). The project site is located at 9148 Telegraph Road in the City of Downey. The
proposed project site is generally bounded by Telegraph Road to the north, Serapis Avenue to the
east, existing residential development to the south, and existing commercial and residential
development to the west. The project site and general vicinity are shown in Figure 1-1.
The transportation assessment follows the requirements set forth by the City of Downey. It is noted
that the City of Downey has not yet adopted revised transportation assessment guidelines, however,
a vehicle miles traveled (VMT) assessment has been prepared in compliance with Senate Bill (SB)
743. In addition, the City maintains vehicle Level of Service (LOS) standards for local transportation
infrastructure. Therefore, the City has identified both CEQA based analysis requirements and non-
CEQA based analysis requirements for analyzing the potential transportation impacts of proposed
development projects.
This study evaluates potential project-related VMT impacts pursuant to the screening criteria and
analysis tools approved for use by the City of Downey. The study also evaluates potential project-
related effects on LOS at two (2) study intersections in the vicinity of the project site. The study
intersections were determined in consultation with City of Downey staff. The Intersection Capacity
Utilization (ICU) method was used to determine LOS for the City of Downey study intersections.
This report (i) presents the proposed project’s existing transportation network context, (ii) presents
existing traffic volumes, (iii) forecasts cumulative baseline conditions, (iv) forecasts project-
generated traffic, (v) assesses the potential for project-related transportation impacts consistent with
the CEQA compliant and non-CEQA compliant metrics set forth by the City of Downey, and (vi)
recommends transportation mitigation and/or improvement measures, where necessary.
1.2 Study Methodology
The CEQA and non-CEQA analysis criteria for this transportation assessment were identified in
consultation with City of Downey staff. The analysis criteria were determined based on the City’s
-1-PC AGENDA PAGE 33
-2-PC AGENDA PAGE 34
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
Guidelines, the proposed project description and location, and the characteristics of the surrounding
transportation system.
On September 27, 2013, Governor Brown signed Senate Bill (SB) 743 (Steinberg, 2013). Among
other things, SB 743 initiated a change in the methodology to analyze transportation impacts under
CEQA (Public Resources Code Section [PRC] 21000 and following). Through PRC Section 21099,
which states in part that “automobile delay, as described solely by level of service or similar
measures of vehicular capacity or traffic congestion shall not be considered a significant impact on
the environment,” SB 743 directed the Governor’s Office of Planning and Research (OPR) to
identify a new metric for evaluating transportation impacts. OPR identified vehicle miles traveled
(VMT) as the most appropriate metric, and developed the Technical Advisory on Evaluating
Transportation Impacts in CEQA 1 (“Technical Advisory”), which provides non-binding
recommendations on the implementation of VMT analysis methodology and which has significantly
informed the way VMT analyses are conducted in the State. State-wide implementation of the new
metric was required by July 1, 2020.
Pursuant to current statutes, the County of Los Angeles has adopted VMT as the metric for
determining environmental impacts in compliance with SB 743. On July 23, 2020, the County of Los
Angeles Department of Public Works (LACPW) Traffic Safety & Mobility Division released its
VMT-focused transportation analysis methodology and guidelines, Transportation Impact Analysis
Guidelines 2. Although the City of Downey has not yet adopted revised transportation impact
assessment guidelines, a VMT assessment has been prepared to comply with this State legislation. In
general, the City of Downey may elect to utilize LACPW’s current Transportation Impact Analysis
Guidelines as a benchmark for the TIA requirements, with variations as outlined in the City’s future
guidelines. While the City may formally adopt VMT methodology for environmental impact
analysis, it should be noted that the City has retained a requirement for local intersection operational
analyses. Therefore, this study also assumes preparation of intersection LOS analysis. Specifically,
the Intersection Capacity Utilization (ICU) methodology is utilized to evaluate LOS at the City of
Downey signalized study intersections.
1.3 Los Angeles County Congestion Management Program Status
The Los Angeles County Congestion Management Program (CMP) was previously a state-mandated
program that was enacted by the California State Legislature with the passage of Proposition 111 in
1990 that primarily utilized a level of service (LOS) performance metric. Pursuant to California
Government Code §65088.3, local jurisdictions may opt out of the CMP requirement without
penalty if a majority of the local jurisdictions representing a majority of the County’s population
formally adopt resolutions requesting to opt out of the program. As of November 2019, the majority
1 Technical Advisory on Evaluating Transportation Impacts in CEQA, Governor’s Office of Planning and Research,
December 2018.
2 Los Angeles County Department of Public Works (LACPW) Transportation Impact Analysis Guidelines, July 23, 2020.
-3-PC AGENDA PAGE 35
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
of local agencies representing the majority of the County’s population have adopted resolutions to
opt out of the program. Therefore, the CMP is no longer applicable in Los Angeles County.
-4-PC AGENDA PAGE 36
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
2.0 PROJECT DESCRIPTION
2.1 Existing Project Site
The project site is located at 9148 Telegraph Road in the City of Downey, California. The proposed
project site consists of two parcels (APN’s: 6388-004-019 and 6388-004-017) and is generally
bounded by Telegraph Road to the north, Serapis Avenue to the east, existing residential
development to the south, and existing commercial and residential development to the west. The
proposed project site and general vicinity are shown in Figure 1-1. The project site is currently
occupied by two existing restaurants: the 7,491 square-foot Frantone’s Pizza & Spaghetti Villa on
the west side of the project site; and the 2,565 square-foot Chris Burgers located in the northeast
corner of the project site. Vehicular access to the project site is currently provided via two driveways
along Telegraph Road and four driveways along Serapis Avenue. The existing restaurants will be
demolished in order to accommodate the proposed project. An aerial photograph of the existing
project site is presented in Figure 2-1.
2.2 Proposed Project Description
The proposed project consists of the development of a 4,777 square-foot Chick-fil-A restaurant at
the project site. The restaurant will accommodate both indoor and outdoor dining via 90 interior
seats and 32 outdoor seats in a 574 square-foot patio area located west of the proposed building. The
restaurant is also planned to provide two (2) drive-through service lanes, which will accommodate
up to 44 vehicles in queue. Construction and occupancy of the proposed project is anticipated to be
completed by the year 2024. The site plan for the proposed project is illustrated in Figure 2-2.
2.3 Project Site Access
2.3.1 Vehicular Site Access
Vehicular access to the project site will be accommodated by two (2) project driveways, including
one driveway located on Telegraph Road and one driveway located on Serapis Avenue. A
description of each proposed project site access point is provided in further detail below:
• Telegraph Road Driveway
The Telegraph Road project driveway will be located along the northerly property frontage
near the northwest corner of the project site. Two (2) inbound lanes and one (1) outbound
lane will be provided at the Telegraph Road driveway, which will provide access to the
surface parking spaces and internal drive aisles. Due to the existing raised concrete median
along Telegraph Road, this driveway will be limited to right-turn inbound and outbound
turning movements only.
• Serapis Avenue Driveway
The Serapis Avenue project driveway will be located along the easterly property frontage.
One (1) inbound lane and one (1) outbound lane will be provided at the Serapis Avenue
driveway, which will provide access to the surface parking spaces and internal drive aisles.
-5-PC AGENDA PAGE 37
-6-PC AGENDA PAGE 38
-7-PC AGENDA PAGE 39
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
The Serapis Avenue driveway will accommodate full access (i.e., right-turning and left-
turning inbound and outbound movements).
The proposed project will result in the closure of four existing driveways (i.e., one driveway on
Telegraph Road and three driveways on Serapis Avenue). The driveways will be closed and
reconstructed with sidewalk, curb, and gutter to the City of Downey’s current design standards. It is
noted that the existing site currently has a total of four (4) driveways along Serapis Avenue. The
proposed project would result in the consolidation of these existing driveways into one (1) driveway,
which is expected to result in a reduced potential for conflicts between vehicles entering and exiting
the project site and pedestrians and other vehicles traveling along Serapis Avenue.
Within the project site, vehicle circulation will be accommodated by drive aisles which provide
access to the surface parking spaces and the drive-through service lanes. The drive-through service
lanes will be accessible from the westerly drive aisle and will wrap counter-clockwise around the
proposed restaurant building adjacent to the southerly property line, and will exit adjacent to the
Serapis Avenue project driveway. It is further understood that should the project driveway along
Serapis Avenue become blocked for any reason in a way that may affect on-site drive-through
operations, Chick-fil-A staff will be present to direct vehicles to exit the site via the project driveway
on Telegraph Road.
2.3.2 Non-Vehicular Site Access
In addition to vehicular site access, the project site is planned to accommodate non-vehicular access
to the proposed restaurant. Pedestrian access within the project site will be accommodated by an
Americans with Disabilities Act (ADA) compliant walkway that will connect to the restaurant
building and patio dining area from Serapis Avenue, as shown in Figure 2-2. The walkway will
provide exclusive pedestrian and bicycle access from the public sidewalks to the proposed restaurant
building. The walkways thus minimize the extent of pedestrian and bicycle interaction with vehicles
at the site and provide a comfortable, convenient, and safe environment for pedestrians and bicyclists
accessing the proposed restaurant from outside the project site.
2.4 Project Parking
The proposed project is planned to provide a total of 61 parking spaces, including three (3) handicap
accessible spaces and four (4) spaces reserved for clean air, vanpool, or electric vehicles. In addition,
the project site will provide six (6) public short-term bicycle parking spaces and four (4) secure long-
term bicycle parking spaces west of the outdoor dining area.
A calculation of the Code parking requirement was prepared in accordance with the City of Downey
Municipal Code nonresidential parking requirements (Section 9712, Nonresidential Parking
Requirements). According to the Municipal Code, the required parking ratio for a drive-through
eating and drinking establishment is one (1) space for every 100 square feet of gross floor area. The
proposed project will provide 4,777 square feet of floor area as well as 574 square feet of outdoor
patio area, or a total of 5,351 square feet. Therefore, application of the Municipal Code parking
-8-PC AGENDA PAGE 40
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
regulations results in an on-site parking requirement of 54 spaces (i.e., 5,351 SF * 1 space/100 SF =
54 spaces). The proposed project’s planned on-site parking supply of 61 spaces therefore exceeds the
Municipal Code parking requirement of 54 spaces, resulting in a surplus of seven (7) spaces.
2.5 Project Trip Generation and Distribution
2.5.1 Project Trip Generation Forecast
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either
entering or exiting the generating land use. The traffic volumes anticipated to be generated by the
proposed project were forecast for the typical weekday mid-day and PM peak hours as well as over a
24-hour period (i.e., daily). Trip generation rate information provided in the Institute of
Transportation Engineers’ (ITE) Trip Generation Manual, 11th Edition 3 and Trip Generation
Handbook, 3rd Edition4 was utilized to prepare the trip generation forecast.
Specifically, trip generation average rates per 1,000 square feet of gross floor area for Fast-Food
Restaurant with Drive-Through Window (ITE Land Use Code 934) were used to forecast the trips
generated by the proposed Chick-fil-A restaurant. Based on information provided in the Trip
Generation Manual appendices regarding the hourly distribution of entering and exiting vehicle
trips, the peak trip generation on a typical weekday occurs between 12:00 and 1:00 PM for the
proposed land use. Therefore, trip generation average rates associated with the PM Peak Hour of
Generator were used in order to forecast the weekday mid-day peak hour trip generation. In
recognition of the generally higher level of activity at Chick-fil-A restaurants in the region compared
to typical fast-food developments, the trip generation average rates applied to the proposed Chick-
fil-A project have been adjusted upward by one standard deviation.
A forecast was also made of likely pass-by trips that could be anticipated at the site for the proposed
project. Pass-by trips are intermediate stops made on the way from an origin to a primary trip
destination without a route diversion. Pass-by trips are attracted from traffic passing the site on an
adjacent street or roadway that offers direct access to the site. The Trip Generation Handbook
presents the national database of pass-by trip rates for 25 land uses, including Fast-Food Restaurant
with Drive-Through Window (ITE Land Use 934). Pursuant to the data presented in the Handbook, a
50% pass-by adjustment has been applied to the vehicle trip generation forecast for the proposed
Chick-fil-A restaurant.
Trip generation forecasts were also prepared for the two existing restaurants which currently occupy
the project site. Trip generation average rates for High-Turnover (Sit-Down) Restaurant (ITE Land
Use Code 932) and Fast-Food Restaurant with Drive-Through Window (ITE Land Use Code 934)
were used to forecast the expected traffic generation for the existing Frantone’s Pizza and Spaghetti
Villa and Chris Burgers, respectively. Based on information provided in the Trip Generation Manual
appendices regarding the hourly distribution of entering and exiting vehicle trips, the peak trip
3 Institute of Transportation Engineers Trip Generation Manual, 11th Edition, Washington D.C., 2021.
4 Institute of Transportation Engineers Trip Generation Handbook, 3rd Edition, Washington, D.C., revised 2017.
-9-PC AGENDA PAGE 41
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
generation on a typical weekday occurs between 12:00 and 1:00 PM for both existing land uses;
therefore, trip generation average rates associated with the PM Peak Hour of Generator were used in
order to forecast the weekday mid-day peak hour trip generation. Consistent with the trip generation
forecast prepared for the proposed project, a pass-by adjustment was applied to the existing
restaurants’ vehicle trip generation forecasts. Pursuant to the data presented in the Trip Generation
Handbook for High-Turnover (Sit-Down) Restaurant (ITE Land Use Code 932), a 43% pass-by
adjustment has been applied to the vehicle trip generation forecast for Frantone’s Pizza and
Spaghetti Villa. A 50% pass-by adjustment has been applied to the vehicle trip generation forecast
for Chris Burgers, consistent with the data presented for Fast-Food Restaurant with Drive-Through
Window land uses.
The trip generation rates and forecast of the vehicular trips anticipated to be generated by the
proposed project are presented in Table 2-1. As summarized in Table 2-1, the proposed project is
expected to generate a net increase of 46 vehicle trips (24 net new inbound trips and 22 net new
outbound trips) during the weekday mid-day peak hour. During the weekday PM peak hour, the
proposed project is expected to generate a net increase of 41 vehicle trips (18 net new inbound trips
and 23 net new outbound trips). Over a 24-hour period, the proposed project is forecast to generate a
net increase of 629 vehicle trips (approximately 315 net new inbound trips and 315 net new
outbound trips) during a typical weekday.
2.5.2 Project Trip Distribution and Assignment
Project traffic volumes both entering and exiting the site have been distributed and assigned to the
adjacent street system based on the following considerations:
• The site's proximity to major traffic corridors (i.e., Telegraph Road, Rosemead Boulevard,
Lakewood Boulevard, Passons Boulevard, etc.);
• Expected localized traffic flow patterns based on adjacent roadway channelization and
presence of traffic signals;
• Existing intersection traffic volumes;
• Ingress/egress scheme planned for the proposed project; and
• Nearby population and employment centers.
The general, directional traffic distribution patterns for the proposed project are presented in Figure
2-3. The forecast net new weekday mid-day and PM peak hour project traffic volumes at the study
intersections associated with the proposed project are presented in Figure 2-4. The traffic volume
assignments presented in Figure 2-4 reflects the traffic distribution characteristics shown in Figure
2-3 and the project trip generation forecasts presented in Table 2-1.
-10-PC AGENDA PAGE 42
Table 2-1
PROJECT TRIP GENERATION FORECAST
TRIP GENERATION RATES [1]
ITE WEEKDAY WEEKDAY
LAND USE WEEKDAY MID-DAY PEAK HOUR PM PEAK HOUR
ITE LAND USE CATEGORY CODE VARIABLE IN (%)OUT (%)TOTAL IN (%)OUT (%)TOTAL
High-Turnover (Sit-Down) Restaurant [2]932 Per 1,000 SF 107.20 51%49%16.35 61%39%9.05
Fast-Food Restaurant with Drive-
Through Window [2]934 Per 1,000 SF 467.48 51%49%50.94 52%48%33.03
Chick-fil-A Restaurant [3]Per 1,000 SF 706.10 51%49%75.85 52%48%50.62
PROJECT TRIP GENERATION FORECAST
ITE DAILY MID-DAY PEAK HOUR PM PEAK HOUR
LAND USE TRIP ENDS [4]VOLUMES [4]VOLUMES [4]
LAND USE CODE SIZE VOLUMES IN OUT TOTAL IN OUT TOTAL
Proposed Project
Chick-fil-A [3]4,777 GSF 3,373 185 177 362 126 116 242
- Less Pass-by (50%) [5](1,687)(93)(89)(182)(63)(58)(121)
Subtotal Proposed Project 1,686 92 88 180 63 58 121
Existing Uses to be Removed
Frantone's Pizza & Spaghetti Villa 932 (7,491)GSF (803)(62)(60)(122)(41)(27)(68)
- Less Pass-by (43%) [5]345 27 26 53 18 12 30
Chris Burgers 934 (2,565)GSF (1,199)(67)(64)(131)(44)(41)(85)
- Less Pass-by (50%) [5]600 34 32 66 22 21 43
Subtotal Existing Uses to be Removed (1,057)(68)(66)(134)(45)(35)(80)
NET NEW PROJECT TRIPS 629 24 22 46 18 23 41
[1]Source: ITE "Trip Generation Manual", 11th Edition, 2021.
[2]
[3]
- Daily Trip Rate: (467.48 + 238.62) = 706.10 trips per 1,000 SF of floor area;
- Mid-Day Peak Hour Trip Rate: (50.94 + 24.91) = 75.85 trips per 1,000 SF of floor area;
- PM Peak Hour Trip Rate: (33.03 + 17.59) = 50.62 trips per 1,000 SF of floor area.
[4]Trips are one-way traffic movements, entering or leaving.
[5]Sources: ITE "Trip Generation Manual", 11th Edition, 2021 and ITE "Trip Generation Handbook", 3rd Edition, revised 2017. Pass-by trips are made as
intermediate stops on the way from an origin to a primary destination without a route diversion. Pass-by trips are attracted from traffic passing the site on
an adjacent street or roadway that offers direct access to the site.
In recognition of the higher level of activity at Chick-fil-A restaurants in the region compared to typical fast-food development, the trip generation rates
applied to the proposed project represents the average trip generation rates for Land Use 934 which have been adjusted upward by one standard deviation,
as shown below:
Based on Vehicle Time of Day Distributions provided in the Trip Generation Manual Appendices, the peak hour of trip generation for this land use occurs
from 12:00-1:00 PM. Therefore, the trip rates associated with the Weekday PM Peak Hour of Generator were used to forecast weekday mid-day peak hour
trips.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
-11-PC AGENDA PAGE 43
-12-PC AGENDA PAGE 44
-13-PC AGENDA PAGE 45
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
2.6 Drive-Through Service Window Vehicle Queuing
A review of the expected maximum drive-through service-window vehicle queue lengths was
conducted to determine the adequacy of the proposed service-lane queue storage areas. In
recognition of the unique vehicle queuing characteristics of Chick-fil-A restaurants, vehicle queuing
at three (3) other existing Chick-fil-A restaurant locations in the Southern California region was
reviewed in order to more appropriately forecast the expected vehicle queue at the proposed project.
The following three (3) locations were observed in order to document the queuing at existing Chick-
fil-A drive-through operations:
• 4127 Campus Drive, Irvine, California
• 31872 Del Obispo Street, San Juan Capistrano, California
• 31479 Avenue E, Yucaipa, California
Queuing observations at these existing locations were conducted in December 2021 (i.e., after the
Los Angeles County Health Department Safer at Home orders due to COVID-19 had been lifted and
local schools were in regular in-person session). The queue observations were collected by the
independent traffic data subconsultant Transportation Studies Inc. (TSI) on three consecutive days
(i.e., Thursday, Friday, and Saturday) during the morning (7:00-9:00 AM), mid-day (11:00 AM-2:00
PM), and evening (4:00-7:00 PM) peak service periods. The vehicular queues at each site were
recorded at 5-minute intervals during these observation periods. The queuing observation data
worksheets are provided in Appendix A.
The queue length frequency at each observation site, as well as the aggregate queue length frequency
for all three sites is presented in Table 2-2. Based on the aggregate observations, an average of 11
vehicles in the drive-through service window queue can be expected, with an 85th percentile queue
of 18 vehicles and a 95th percentile queue of 22 vehicles. The 85th percentile queue represents the
maximum vehicle queue with approximately 85 percent probability; 85 percent of the time the queue
is expected to be 18 vehicles or less, and 15 percent of the time the queue may be 19 vehicles or
more. The 95th percentile queue represents the maximum vehicle queue with 95 percent probability;
95 percent of the time the queue is expected to be 22 vehicles or less, and five (5) percent of the time
the queue may be 23 vehicles or more. The maximum observed queue totaled 31 vehicles. It is noted
that while the 85th percentile queue is the design standard typically used in the traffic engineering
profession the 95th percentile queue has been used in order to provide a conservative assessment,
especially since the drive-through service window queue at the project site has the potential to back
onto a major roadway (Telegraph Road).
As shown in Figure 2-2, the proposed project is planned to accommodate up to 44 vehicles in queue.
Therefore, the proposed drive-through service lanes are expected to adequately accommodate the
95th percentile queue of 22 vehicles without encroaching into the on-site drive-aisles or the adjacent
public right-of-way. The proposed drive-through service lanes would also adequately accommodate
the maximum observed queue of 31 vehicles. It is noted that the typical queue throughout the rest of
the day is expected to be less than the vehicle queue during the morning, mid-day, and evening peak
service times.
-14-PC AGENDA PAGE 46
Table 2-2
Summary of Chick-fil-A Drive-Through Service Lane Queuing Observations
OBSERVED FREQUENCY OF QUEUE LENGTH TOTAL CUMULATIVE
QUEUE QUEUE QUEUE
LENGTH LENGTH LENGTH PERCENT
(VEHICLES) [1]FREQUENCY FREQUENCY PROBABILITY
0 5 12 0 17 17 1.7%
1 8 4 3 15 32 3.3%
2 2 19 3 24 56 5.8%
3 11 13 9 33 89 9.2%
4 9 14 17 40 129 13.3%
5 7 9 15 31 160 16.5%
6 11 15 23 49 209 21.5%
7 9 20 31 60 269 27.7%
8 18 28 15 61 330 34.0%
9 4 23 23 50 380 39.1%
10 14 27 22 63 443 45.6%
11 12 29 26 67 510 52.5%
12 21 20 18 59 569 58.5%
13 22 23 24 69 638 65.6%
14 18 15 19 52 690 71.0%
15 19 13 10 42 732 75.3%
16 13 14 22 49 781 80.3%
17 25 8 8 41 822 84.6%
18 26 5 6 37 859 88.4%
19 17 2 8 27 886 91.2%
20 8 2 4 14 900 92.6%
21 15 3 2 20 920 94.7%
22 8 2 5 15 935 96.2%
23 7 3 4 14 949 97.6%
24 7 0 3 10 959 98.7%
25 2 0 0 2 961 98.9%
26 1 1 1 3 964 99.2%
27 5 0 1 6 970 99.8%
28 0 0 1 1 971 99.9%
29 0 0 0 0 971 99.9%
30 0 0 0 0 971 99.9%
31 0 0 1 1 972 100.0%
Total Observations 324 324 324 972 ----
Average 14 10 11 11 ----
85th Percentile 20 15 16 18 ----
95th Percentile 23 18 21 22 ----
Maximum 27 26 31 31 ----
[1]Queue length represents the maximum vehicle queue observed every five (5) minutes during the observation period.
[2]
[3]
4127 Campus Drive,
Irvine
[2]
31872 Del Obispo
St., San Juan Cap.
[2]
31479 Avenue E,
Yucaipa
[3]
Observations were conducted on December 9 through 11, 2021, for the hours of 7:00-9:00 AM, 11:00 AM-2:00 PM, and
4:00-8:00 PM.
Observations were conducted on December 16 through 18, 2021, for the hours of 7:00-9:00 AM, 11:00 AM-2:00 PM, and
4:00-8:00 PM.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
-15-PC AGENDA PAGE 47
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
Even though it is anticipated that the proposed drive-through service lanes will accommodate all
potential queues at the project site, Chick-fil-A staff will implement the following program on an as-
needed basis during peak operating times in order to ensure that the queue will not extend into the
public right-of-way. The program consists of the following as provided by Chick-fil-A management
staff:
“Our restaurants are staffed so that if the drive-thru queuing begins stacking onto the street,
team members go out and assist with ordering via Chick-fil-A’s iPad ordering system. Our
operators use the iPad ordering during our peak hours of 11:30 am to 1:30 pm and any
additional time when needed. The iPad ordering system allows team members to take orders,
receive payment, and assist with traffic movement within the parking lot.
Based on data from our other comparable stores, the iPad ordering system increases the
Chick-fil-A drive thru speed of service by 30% than the typical speaker box. Putting people
forward in the drive-through is one of our biggest competitive advantages in the market
because it personally connects our team members with our valued guest. We
innovations
that increase capacity and put our people forward to care for our guest in every interaction.
Our customers enjoy the face to face ordering over the standard drive thru experience.”
Along with face-to-face ordering, Chick-fil-A has implemented a dual drive-through concept from
the entrance of the drive-through to the pick-up window. The outer drive-through lane can be used
for full order take and meal delivery, mobile pick up lane, or for a pickup point for smaller orders.
The Operator has the flexibility to use the second lane as they see fit (during peak demand). Chick-
fil-A team members will take orders and deliver orders in both lanes. Appropriate safety signage and
protocols are placed throughout the drive-through.
It should be noted that Chick-fil-A team members will control the drive-through area after the pick-
up window, ensuring that only one vehicle will depart at a time after they receive their order, in
order to minimize potential vehicle turning-movement conflicts.
-16-PC AGENDA PAGE 48
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
3.0 PROJECT SITE CONTEXT
The project site is located within a well-established multi-modal transportation network maintained
by the City of Downey. The following sections provide an overview of the transportation
infrastructure in the vicinity of the proposed project, including infrastructure which supports both
motorized and non-motorized transportation modes.
3.1 Non-Vehicle Network
Non-vehicular transportation generally encompasses walking, biking, and other active transportation
modes. Distinct facilities are often provided for these non-vehicular modes. Most prominently,
paved sidewalks are typically provided to facilitate pedestrian travel outside of the roadway. In some
cases, bicycle facilities such as painted bike lanes or separated bike paths are provided within the
roadway in order to separate bike traffic from vehicular traffic. Roadways which are designed to
prioritize non-vehicular transportation modes utilize complimentary non-vehicular infrastructure in
order to promote comfortable, safe travel for both pedestrians and bicyclists. A review of the
pedestrian and bicycle infrastructure provided in the vicinity of the project site is provided below.
3.1.1 Pedestrian System
Pedestrian infrastructure consists of facilities such as sidewalks, crosswalks, pedestrian signals, curb
access ramps, Americans with Disabilities Act (ADA) compliant tactile warning pads, and curb
extensions, among other things. These facilities are widely provided within the study area. Public
sidewalks are provided along the major corridors in the City, including Telegraph Road, Serapis
Avenue, and Passons Boulevard. Marked crosswalks, pedestrian signals, and curb ramps and tractile
warning pads (i.e., truncated dome pads) are also provided at the study intersections. Development
of the proposed project would not conflict with the existing pedestrian system.
3.1.2 Bicycle System
Bicycle infrastructure consists of both facilities within the roadway as well as public bicycle parking
spaces. The Federal and State transportation systems recognize three primary bikeway facilities:
Bicycle Paths (Class I), Bicycle Lanes (Class II), and Bicycle Routes (Class III). Bicycle Paths
(Class I) are exclusive car free facilities that are typically not located within a roadway area. Bicycle
Lanes (Class II) are part of the street design that is dedicated only for bicycles and identified by a
striped lane separating vehicle lanes from bicycle lanes. Bicycle Routes (Class III) are preferably
located on collector and lower volume arterial streets.
The existing and proposed bicycle infrastructure in the City of Downey is illustrated in Figure 3-1.
As shown in Figure 3-1, there are currently no designated bicycle facilities within the City of
Downey, aside from the San Gabriel River Trail which is located approximately one (1) mile east of
the project site in the adjacent City of Santa Fe Springs. The Southern California Association of
Government’s (SCAG) Regional Bikeway Shapefile (RBS) identifies potential bicycle routes within
the City based on information provided by the Los Angeles County Transportation Commission and
the City of Downey. As shown in Figure 3-1, potential bicycle facilities in closest proximity to the
-17-PC AGENDA PAGE 49
-18-PC AGENDA PAGE 50
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
proposed project site include Telegraph Road and Passons Boulevard. Additionally, the Downey
Bike Master Plan Implementation Phase 1 Downtown/Transit project under Capital Improvement
Program (CIP) 19-14 would include installation of Class II bicycle facilities on nine roadway
segments, bicycle parking facilities, and way-finding signs. Development of the proposed project
would not conflict with the existing or proposed bicycle system.
3.2 Transit Network
Public bus transit service is provided within the project study area. Public bus transit service is
currently provided by the City of Downey (DowneyLink), City of Montebello (Montebello Bus
Line) and the Los Angeles County Metropolitan Transportation Authority (Metro). A summary of
the existing transit service in the vicinity of the project site is presented in Table 3-1. The existing
public transit routes in the vicinity of the project site are illustrated in Figure 3-2. As summarized in
Table 3-1, a total of four (4) public transit routes provide service within the project study area. The
nearest transit stops are provided at the Serapis Avenue/Telegraph Road intersection adjacent to the
project site. Transit service at these stops is provided approximately every 30 minutes or more
during the weekday morning and afternoon peak hours.
3.3 Vehicle Network
3.3.1 Roadway Classifications
The City of Downey utilizes the roadway categories recognized by regional, state and federal
transportation agencies. There are four categories in the roadway hierarchy, ranging from freeways
with the highest capacity to two-lane undivided roadways with the lowest capacity. The roadway
categories are summarized as follows:
• Freeways are limited-access and high speed travel ways included in the state and federal
highway systems. Their purpose is to carry regional through-traffic. Access is provided by
interchanges with typical spacing of one mile or greater. No local access is provided to
adjacent land uses.
• Arterial roadways are major streets that primarily serve through-traffic and provide access to
abutting properties as a secondary function. Arterials are generally designed with two to six
travel lanes and their major intersections are signalized. This roadway type is divided into
two categories: principal and minor arterials. Principal arterials are typically four-or-more
lane roadways and serve both local and regional through-traffic. Minor arterials are typically
two-to-four lane streets that service local and commuter traffic.
• Collector roadways are streets that provide access and traffic circulation within residential
and non-residential (e.g., commercial and industrial) areas. Collector roadways connect local
streets to arterials and are typically designed with two through travel lanes (i.e., one through
travel lane in each direction) that may accommodate on-street parking. They may also
provide access to abutting properties.
-19-PC AGENDA PAGE 51
Table 3-1
EXISTING TRANSIT ROUTES [1]
NO. OF BUSES
TRANSIT CORRIDOR(S)TRANSIT STOP DURING PEAK HOUR
ROUTE DESTINATIONS IN VICINITY OF SITE NEAREST TO SITE DIR AM PM
DowneyLink -Telegraph Road Serapis Avenue/C/Clockwise 1 0
North Telegraph Road
DowneyLink -Telegraph Road Serapis Avenue/C/Clockwise 0 2
Northeast Telegraph Road
Metro 62 Telegraph Road Serapis Avenue/EB 2 2
Telegraph Road WB 2 3
Montebello Bus Line - 60 Passons Boulevard Serapis Avenue/NB 1 0
Telegraph Road SB 1 1
TOTAL 7 8
[1]
North Route Circular Mid-Day Only
Sources: City of Downey (DowneyLink), City of Montebellow (Montebello Bus Line), Los Angeles County Metropolitan Transportation Authority (Metro) websites,
2022.
Northeast Route Circular AM/PM Peak Hours
Hawaiian Gardens to Downtown Los Angeles
via Cerritos, Norwalk, Pico Rivera, Commerce,
Boyle Heights
San Gabriel River Parkway to Pico Rivera
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project-20-PC AGENDA PAGE 52
-21-PC AGENDA PAGE 53
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
• Local roadways distribute traffic within a neighborhood, or similar adjacent neighborhoods,
and are not intended for use as a through-street or a link between higher capacity facilities
such as collector or arterial roadways. Local streets are fronted by residential uses and do not
typically serve commercial uses. Generally, travel lanes are not striped, and parking may be
accommodated on one or both sides of the roadway.
3.3.2 Regional Highway System
Primary regional access is provided by the I-5 (Golden State) Freeway as shown in Figure 1-1. The
I-5 Freeway is a major north-south freeway connecting Southern California with Central and
Northern California. In the project vicinity, four mixed-flow mainline freeway lanes are provided in
each direction on the I-5 Freeway. Northbound and southbound on/off ramps are provided to and
from the I-5 Freeway at Lakewood Boulevard in the project area.
3.3.3 Roadway Descriptions
The current lane configurations and traffic control measures at each study intersection is presented in
Figure 3-3. Descriptions of the roadways which comprise the study area are provided in Table 3-2,
including the roadway classification, number of lanes, median types, and speed limits designated by
the City of Downey.
3.4 Traffic Count Data
Manual counts of vehicular, pedestrian, and bicycle volumes were conducted at each of the two (2)
study intersections during the weekday mid-day and afternoon (PM) peak periods to determine the
peak hour traffic volumes. The manual counts were conducted in October 2022 by an independent
traffic count subconsultant (City Traffic Counters) at the study intersections on a typical weekday
from 11:30 AM to 1:30 PM and from 4:00 PM to 6:00 PM to determine the mid-day and PM peak
commute hours, respectively. It is noted that all traffic counts were conducted when local schools
were in regular, in-person session.
The existing weekday mid-day and PM peak hour intersection traffic volumes by approach are
summarized in Table 3-3. The existing traffic volumes at the study intersections during the weekday
mid-day and PM peak hours are shown in Figure 3-4. Summary data worksheets of the manual
traffic counts of the study intersections are contained in Appendix B.
3.5 Future Cumulative Traffic Volumes
The forecast of future pre-project conditions was prepared in accordance to procedures outlined in
Section 15130 of the CEQA Guidelines. Specifically, the CEQA Guidelines provide two options for
developing the future traffic volume forecast:
“(A) A list of past, present, and probable future projects producing related or
cumulative impacts, including, if necessary, those projects outside the control of the
[lead] agency, or
-22-PC AGENDA PAGE 54
-23-PC AGENDA PAGE 55
Table 3-2
EXISTING ROADWAY DESCRIPTIONS
TRAVEL LANES MEDIAN SPEED
ROADWAY CLASSIFICATION [1]DIRECTION [2]NO. LANES [3]TYPES [4]LIMIT
Telegraph Road Major Arterial EB-WB 6 to 5 [5]RMI/2WLT 40
Serapis Avenue Local Street NB-SB 2 [5], [6]N/A 25
Passons Boulevard Local Street NB-SB [5], [6]N/A 25
Notes:
[1]Roadway classifications obtained from the City of Downey General Plan Vision 2025, Circulation Plan , adopted January 25, 2005, and
City of Norwalk General Plan Circulation Element , adopted Febuary 29, 1996.
[2]Direction of roadways in the project area: NB-SB = northbound and southbound; and EB-WB = eastbound and westbound.
[3]Number of lanes in both directions on the roadway.
[4]Median type of the road: RMI = Raised Median Island; 2WLT = 2-Way Left-Turn Lane; and N/A = Not Applicable.
[5]City of Downey
[6]City of Pico Rivera
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
-24-PC AGENDA PAGE 56
Table 3-3
EXISTING TRAFFIC VOLUMES [1]
WEEKDAY MID-DAY AND PM PEAK HOURS
MID-DAY PEAK HOUR PM PEAK HOUR
NO.INTERSECTION DATE DIR BEGAN VOLUME BEGAN VOLUME
1 Serapis Avenue/10/19/2022 NB 12:15 PM 103 5:00 PM 116
Telegraph Road SB 130 214
EB 828 1,389
WB 828 1,069
2 Passons Boulevard/10/19/2022 NB 12:30 PM 67 5:00 PM 81
Telegraph Road SB 155 219
EB 741 1,264
WB 682 932
[1]Counts conducted by City Traffic Counters.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
-25-PC AGENDA PAGE 57
-26-PC AGENDA PAGE 58
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
(B) A summary of projections contained in an adopted local, regional or statewide
plan, or related planning document, that describes or evaluates conditions
contributing to the cumulative effect. Such plans may include: a general plan,
regional transportation plan, or plans for the reduction of greenhouse gas emissions.
A summary of projections may also be contained in an adopted or certified prior
environmental document for such a plan. Such projections may be supplemented with
additional information such as a regional modeling program. Any such document
shall be referenced and made available to the public at a location specified by the lead
agency.”
Although the CEQA Guidelines do not strictly apply to the local transportation assessment required
by the City of Downey, this traffic analysis provides a highly conservative estimate of future pre-
project traffic volumes as it incorporates both the “A” and “B” options for purposes of developing
the forecast.
3.5.1 Related Projects
A forecast of on-street traffic conditions prior to occupancy of the proposed project was prepared by
incorporating the potential trips associated with other known development projects (related projects)
in the area (i.e., within an approximate one-mile radius from the project site). With this information,
the potential impact of the proposed project can be evaluated within the context of the cumulative
impacts of all ongoing development. The related projects research was based on information on file
with the City of Downey and the City of Pico Rivera. The list of related projects in the project site
area is presented in Table 3-4. The location of the related projects is shown in Figure 3-5.
Traffic volumes expected to be generated by the related projects were calculated using rates
provided in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual. The related
projects’ respective traffic generation for the weekday mid-day and PM peak hours, as well as on a
daily basis for a typical weekday, is summarized in Table 3-4. The related projects traffic volumes
were distributed and assigned to the street system based on the projects’ locations in relation to the
study intersections, their proximity to major traffic corridors, proposed land uses, nearby population
and employment centers, etc. The anticipated distribution of the related projects traffic volumes to
the study intersections during the weekday mid-day and PM peak hours are displayed in Figure 3-6.
3.5.2 Ambient Traffic Growth Factor
Horizon year background traffic growth estimates have been calculated using an ambient traffic
growth factor. The ambient traffic growth factor is intended to include unknown related projects in
the study area as well as account for typical growth in traffic volumes due to the development of
projects outside the study area. An annual growth rate of one percent (1.0%) per year was selected
for this analysis.
Therefore, application of this one percent (1.0%) annual ambient growth factor in addition to the
forecast traffic generated by the related projects allows for a very conservative forecast of future
traffic volumes in the project study area as incorporation of both (i.e., an ambient traffic growth rate
-27-PC AGENDA PAGE 59
Table 3-4
RELATED PROJECTS LIST AND TRIP GENERATION [1]
PROJECT MID-DAY PEAK HOUR PM PEAK HOUR
MAP PROJECT PROJECT NAME/NUMBER LAND USE DATA DATA TRIP ENDS [2]VOLUMES [2], [3]VOLUMES [2]
NO.STATUS ADDRESS/LOCATION LAND-USE SIZE SOURCE VOLUMES IN OUT TOTAL IN OUT TOTAL
City of Downey
D1 Proposed Telegraph Medical Plaza Medical Office 7,800 GSF [4]281 15 22 37 9 22 31
9432 Telegraph Road
D2 Proposed Telegraph Townhomes Townhomes 39 DU [5]263 14 8 22 13 7 20
7940 Telegraph Road
City of Pico Rivera
P1 Proposed SoCalGas Office Building Office 259 Employees [6]1,146 22 126 148 22 126 148
8101 Rosemead Boulevard
P2 Approved Starbucks Coffee Shop 2 Lanes [7]358 17 17 34 15 15 30
9257 Slauson Ave
TOTAL 2,048 68 173 241 59 170 229
[1]
[2]Trips are one-way traffic movements, entering or leaving.
[3]
[4]ITE Land Use Code 720 (Medical-Dental Office Building - Stand-Alone) trip generation average rates.
[5]ITE Land Use Code 220 (Multifamily Housing (Low-Rise) Not Close to Rail Transit) trip generation average rates.
[6]Source: "SoCalGas Office Building Project" Initial Study/Mitigated Negative Declaration, prepared by Michael Baker International, August 2022.
[7]
The trip rates associated with the Weekday PM Peak Hour of Generator were used to forecast weekday mid-day peak hour trips.
ITE Land Use Code 938 (Coffee/Donut Shop with Drive-Through Window and No Indoor Seating) trip generation average rates. The drive-through lane and walk-up window are assumed
to represent (2) service lanes.
Sources: City of Downey Community Development, Planning and the City of Pico Rivera, except as noted below. Traffic volumes were obtained by applying trip rates as provided in the
ITE "Trip Generation Manual", 11th Edition, 2021, except where noted below.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project-28-PC AGENDA PAGE 60
-29-PC AGENDA PAGE 61
-30-PC AGENDA PAGE 62
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
and a detailed list of cumulative development projects) is expected to overstate potential future
traffic volumes.
-31-PC AGENDA PAGE 63
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
4.0 CEQA TRANSPORTATION ASSESSMENT
The State of California Governor’s Office of Planning and Research (OPR) issued proposed updates
to the CEQA guidelines in November 2017 that amends the Appendix G question for transportation
impacts to delete reference to vehicle delay and level of service and instead refer to Section 15064.3,
subdivision (b)(1) of the CEQA Guidelines asking if the project will result in a substantial increase
in vehicle miles traveled (VMT). The California Natural Resources Agency certified and adopted the
revisions to the CEQA Guidelines in December of 2018, and as of July 1, 2020 the provisions of the
new section are in effect statewide. Concurrently, OPR developed the Technical Advisory on
Evaluating Transportation Impacts in CEQA (December 2018), which provides non-binding
recommendations on the implementation of VMT methodology which has significantly informed the
way VMT analyses are conducted in the State. The City of Downey has not formally adopted VMT
methodology, screening criteria, or thresholds for VMT analysis of land use development projects
within its jurisdiction. Instead, the City follows the methodology set forth in the Los Angeles County
Public Works Transportation Impact Analysis Guidelines 5 (“County Guidelines”).
Traditionally, public agencies have set certain thresholds to determine whether a project requires
detailed transportation analysis or if it could be assumed to have less than significant environmental
impacts without additional study. Consistent with the recommendations provided by OPR in the
Technical Advisory, the County Guidelines recognize four screening criteria which may be applied
to screen proposed projects out of detailed VMT analysis. Proposed projects are not required to
satisfy all of the screening criteria in order to screen out of further VMT analysis; satisfaction of one
criterion is sufficient for screening purposes. The following sections provide a detailed explanation
of each screening criteria as it relates to the proposed project.
4.1.1 Non-Retail Project Trip Generation Screening Criteria
Section 3.1.2.1 of the County Guidelines states that: “If the answer is no to the question below,
further analysis is not required, and a less than significant determination can be made.
• Does the development project generate a net increase of 110 or more daily vehicle trips?”
The County Guidelines further indicate that a proposed project’s daily vehicle trip generation should
be estimated using the most recent edition of the Institute of Transportation Engineers’ (ITE) Trip
Generation Manual, or through use of empirical trip generation data if the project’s land use is not
listed in the Manual.
As presented in Table 2-1, the proposed project is forecast to generate a net increase of 629 vehicle
trips. The answer to the screening question is “Yes”; therefore, the non-retail project trip generation
screening criterion is not satisfied.
5 Los Angeles County Public Works, “Transportation Impact Analysis Guidelines”, July 23, 2020.
-32-PC AGENDA PAGE 64
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
4.1.2 Retail Project Screening Criteria
New local serving retail development typically redistributes shopping trips rather than creating new
ones. By adding retail opportunities into the urban fabric and improving retail destination proximity,
local serving retail developments tend to shorten trips and reduce VMT, and may be presumed to
cause less than significant impacts. Consistent with OPR’s guidance, the County assumes that retail
projects of any type which are less than 50,000 square feet may be considered local serving retail.
Therefore, Section 3.1.2.2 of the County Guidelines states: “A project that contains a local serving
retail use is assumed to have less than significant VMT impacts for the retail portion of the project.
If the answer to the following question is no, a less than significant determination can be made for
the portion of the project that contains retail uses.
• Does the project contain retail uses that exceed 50,000 square feet of gross floor area?”
The proposed project consists of the development of a total of 4,777 square-foot restaurant. The
proposed land use type is identified by County Guidelines as a retail land use, and the size of the
project is well below 50,000 square feet. Therefore, the answer to the screening question is “No.”
The proposed project satisfies the criteria to be considered a local serving use and is screened out of
further VMT analysis as it is presumed to cause less than significant transportation impacts.
4.1.3 Proximity to Transit Screening Criteria
CEQA Guidelines Section 15064.3(b)(1) states in part: “Generally, projects within one-half mile of
either an existing major transit stop or a stop along an existing high-quality transit corridor should be
presumed to cause a less than significant transportation impact.” In keeping with the statutory
presumption of less than significant impacts due to nearby high-quality transit, the County
Guidelines include a screening criterion based on proximity to transit. Consistent with the
recommendations provided by OPR, the County also notes certain project-specific or location-
specific information which might indicate that the presumption is not appropriate.
Thus, Section 3.1.2.3 of the County Guidelines states that: “If the project is located near a major
transit stop or high-quality transit corridor, the following question should be considered:
• Is the project located within a one-half mile radius of a major transit stop 6 or an existing stop
along a high-quality transit corridor 7?
If the answer to the above question is yes, then the following subsequent questions should be
considered:
6 Public Resources Code Section 21064.3: ““Major transit stop” means a site containing any of the following: (a) An
existing rail or bus rapid transit station. (b) A ferry terminal served by either a bus or rail transit service. (c) The
intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the
morning and afternoon peak commute periods.
7 Public Resources Code Section 21155(b): “For purposes of this section, a high-quality transit corridor means a corridor
with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.”
-33-PC AGENDA PAGE 65
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
• Does the project have a Floor Area Ratio (FAR) less than 0.75?
• Does the project provide more parking than required by the County Code?
• Is the project inconsistent with the SCAG RTP/SCS?
• Does the project replace residential units set aside for lower income households with a
smaller number of market-rate residential units?
If the answer to all four subsequent questions is no, further analysis is not required, and a less than
significant determination can be made.”
As described in Section 3.2, public transit service is provided in the vicinity of the proposed project
site. The public bus transit service is provided by Metro Line 62 along Telegraph Road
approximately every 30 minutes during peak periods, which does not meet the criteria for a high-
quality transit corridor. Similarly, based on a review of the “High Quality Transit Areas (HQTA)
2016 – SCAG Region” map produced by the Southern California Association of Governments
(SCAG), the project site is not situated within 0.5-miles of a high-quality transit area. The answer to
the screening question is “No”; therefore, the proximity to transit screening criterion is not satisfied.
4.1.4 Residential Project Screening Criteria
In the Technical Advisory, OPR refers to research indicating that low-income housing in infill
locations generally improves the jobs-housing match, shortening commutes and reducing VMT.
OPR asserts that evidence supports presuming less than significant transportation impacts for 100%
affordable residential developments, and that a project consisting of a high percentage of affordable
housing may be a basis for a lead agency to find a less than significant impact on VMT, thereby
screening out of detailed VMT analysis.
Consistent with the recommendations provided by OPR, Section 3.1.2.4 of the County Guidelines
indicate that certain projects which further the State’s affordable housing goals are presumed to have
less than significant impacts on VMT. The Guidelines state: “If the project requires discretionary
action and the answer is yes to the question below, further analysis is not required, and a less than
significant determination can be made.
• Are 100% of the units, excluding manager’s units, set aside for lower income households?”
The proposed project does not include any residential or low-income housing components; therefore,
this screening criterion does not apply.
4.1.5 Summary of Screening Conclusions
The County Guidelines recognize four screening criteria which may be applied to screen proposed
projects out of detailed VMT analysis. Proposed projects are not required to satisfy all of the
screening criteria in order to screen out of further VMT analysis; satisfaction of one criterion is
sufficient for screening purposes. The proposed project satisfies the Retail Project screening criterion
and is screened out of further VMT analysis.
-34-PC AGENDA PAGE 66
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
4.2 Impact Conclusions
As described in Section 4.1.5, the proposed project satisfies the Retail Project screening criterion and
is screened out of further VMT analysis. The screening criterion is based on the presumption that
local serving retail land uses will cause less than significant impacts. Therefore, through satisfaction
of the screening criterion, the proposed project is determined to have less than significant
transportation impacts.
4.3 Cumulative Impact Analysis
The County’s Guidelines state that short-term effects are evaluated in the detailed project-level VMT
analysis, while long-term or cumulative effects are determined through consistency with SCAG’s
current RTP/SCS, which is called Connect SoCal. Connect SoCal is the regional plan that
demonstrates compliance with air quality conformity requirements and greenhouse gas (GHG)
reduction targets. As such, projects that are consistent with this plan in terms of development
location, density, and intensity are part of the regional solution for meeting air pollution and GHG
goals. Projects that are deemed to be consistent would have a less than significant cumulative impact
on VMT. Developments in a location where the RTP/SCS does not specify any development may
indicate a significant impact on transportation. However, if a project does not demonstrate a
significant impact in the project impact analysis, a less than significant impact in the cumulative
impact analysis can also be determined. Projects that fall under an efficiency-based impact threshold
(e.g., residential VMT per capita, employment VMT per employee, or total VMT per service
population) are already shown to align with the long-term VMT and GHG reduction goals. Land use
projects that demonstrate a project-level impact and which are not found to be consistent with the
SCAG RTP/SCS could have a significant transportation impact.
The Technical Advisory provides the following additional discussion of cumulative impacts:
“[M]etrics such as VMT per capita or VMT per employee, i.e., metrics framed in terms of efficiency
(as recommended below for use on residential and office projects), cannot be summed because they
employ a denominator. A project that falls below an efficiency-based threshold that is aligned with
long-term goals and relevant plans has no cumulative impact distinct from the project impact.
Accordingly, a finding of a less-than-significant project impact would imply a less than significant
cumulative impact, and vice-versa.”
The proposed project has been determined to have a less than significant project-level impact
through satisfaction of the Retail Project screening criterion. Therefore, it is concluded that the
proposed project will not result in a significant cumulative impact.
-35-PC AGENDA PAGE 67
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
5.0 NON-CEQA ANALYSIS
Based on coordination with City of Downey staff, the following two (2) study intersections were
identified for operational evaluation of the proposed project and other cumulative developments in
the study area:
1. Serapis Avenue/Telegraph Road (Signalized)
2. Passons Boulevard/Telegraph Road (Signalized)
It is noted that the nearby Edith Unsworth Elementary School which is located at 9001 Lindsey
Avenue typically has student dismissal times of 2:35 PM (for TK through 3rd grades) and 3:00 PM
(for 4th and 5th grades). These dismissal times correspond to a period of relatively reduced activity at
Chick-fil-A restaurants. Therefore, it is assumed that the proposed project’s peak lunch and dinner
time periods will not overlap with the school’s dismissal period.
5.1 Analysis Methodology
In order to estimate the proposed project’s effect on intersection operations, a multi-step process has
been utilized. The first step is trip generation, which estimates the total arriving and departing traffic
volumes on a peak hour and daily basis. The second step of the forecasting process is trip
distribution, which identifies the origins and destinations of inbound and outbound project traffic
volumes. These origins and destinations are typically based on demographics and
existing/anticipated travel patterns in the study area. The third step is traffic assignment, which
involves the allocation of project traffic to study area streets and intersections. Traffic distribution
patterns are indicated by general percentage orientation, while traffic assignment allocates specific
volume forecasts to individual roadway links and intersection turning movements throughout the
study area. The proposed project’s forecast trip generation, distribution, and assignment is presented
in Section 2.5 herein. With the forecasting process complete and project traffic assignments
developed, the effect of the proposed project is isolated by comparing operational conditions at the
selected study intersections using existing and expected future traffic volumes without and with
forecast project traffic.
The City of Downey signalized study intersections were evaluated using the Intersection Capacity
Utilization (ICU) method of analysis which determines Volume-to-Capacity (v/c) ratios on a critical
lane basis. The overall intersection v/c ratio is subsequently assigned a Level of Service (LOS) value
to describe intersection operations. Level of Service varies from LOS A (free flow condition) to LOS
F (jammed condition). A description of the ICU method and corresponding Levels of Service is
provided in Appendix C.
5.2 Criteria for Non-CEQA Analysis
The relative effect of the added project traffic volumes to be generated by the proposed project
during the weekday mid-day and PM peak hours was evaluated based on analysis of existing and
future operating conditions at the study intersections, without and with the proposed project. The
-36-PC AGENDA PAGE 68
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
previously discussed capacity analysis procedures were utilized to evaluate the future v/c or delay
relationships and service level characteristics at each study intersection.
The effect of project-generated traffic at each City of Downey study intersection was compared to
the City of Downey’s intersection LOS standards as presented below. The Downey Vision 2025
Circulation Element of the General Plan has established vehicle Level of Service (LOS) standards
which local infrastructure will strive to maintain. The Circulation Element defines acceptable level
of service as LOS D or better, along with the following applicable policy and program:
Policy 2.1.1. Maintain a street system that provides safe and efficient movement of people and
goods.
• Program 2.1.1.1. Maintain intersections and street segments at acceptable service
levels and not worsen those intersections and street segments currently operating at
unacceptable levels.
For purposes of this analysis, an intersection would be found inconsistent with the City’s Circulation
Element if project traffic causes the intersection to degrade from an acceptable LOS to an
unacceptable LOS (i.e., LOS E or LOS F). For an intersection already operating at unacceptable
LOS, any increase in the intersection’s Volume-to-Capacity ratio would be found inconsistent with
the City’s Circulation Element. The following section presents the operational (i.e., Level of
Service) analysis prepared for the proposed project pursuant to this requirement.
The operational analysis was prepared utilizing the following data previously presented herein:
• Project Peak Hour Traffic Generation: Refer to Section 2.5.1 herein for the project traffic
generation forecasts.
• Project Trip Distribution and Assignment: Refer to Section 2.5.2 herein.
• Existing Roadway Network: Refer to Section 3.3 herein.
• Existing Weekday Mid-day and PM Peak Hour Traffic Count Data: Refer to Section 3.4
herein.
• Related Projects: Refer to Section 3.5.1 herein.
5.3 Analysis Scenarios
Level of Service calculations have been prepared for the following scenarios for the study
intersections:
1. Existing conditions.
2. Existing with project conditions.
-37-PC AGENDA PAGE 69
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
3. Condition 1 plus one percent (1.0%) per year annual ambient traffic growth through year
2024 and with completion and occupancy of the cumulative projects (i.e., future cumulative
without project conditions).
4. Condition 3 with completion and occupancy of the proposed project (i.e., future cumulative
with project conditions).
5. Condition 4 with implementation of intersection improvement measures, if necessary.
The weekday Mid-day and PM peak hour LOS analysis prepared for the study intersections using
the ICU methodology is summarized in Table 5-1. The ICU data worksheets for the analyzed
intersections are provided in Appendix C.
5.4 Existing Conditions
5.4.1 Existing Conditions
As indicated in column [a] of Table 5-1, both of the study intersections are presently operating at
LOS D or better during the mid-day and PM peak hours under existing conditions. The existing
traffic volumes at the study intersections during the weekday mid-day and PM peak hours are
displayed in Figure 3-4.
5.4.2 Existing With Project Conditions
As shown in column [b] of Table 5-1, both of the study intersections are expected to continue
operating at LOS D or better during the mid-day and PM peak hours under the existing with project
conditions. The v/c ratios at the study intersections incrementally increase with the addition of
project-generated traffic. The incremental increases in v/c ratios at the study intersections do not
exceed the City’s LOS standards, therefore no project-specific intersection improvements or project-
specific transportation demand management measures are proposed or required. The existing with
project traffic volumes at the study intersections during the weekday mid-day and PM peak hours are
displayed in Figure 5-1.
5.5 Future Year 2024 Cumulative Conditions
5.5.1 Future Year 2024 Cumulative Without Project Conditions
The future year 2024 cumulative baseline conditions were forecast based on the addition of traffic
generated by the completion and occupancy of the related projects, as well as the growth in traffic
due to the combined effects of continuing development, intensification of existing developments and
other factors (i.e., ambient growth). The v/c ratios at the study intersections are incrementally
increased with the addition of ambient traffic and traffic generated by the related projects listed in
Table 3–4. As presented in column [c] of Table 5-1, both of the study intersections are expected to
continue to operate at LOS D or better during the mid-day and PM peak hours under the future year
2024 cumulative without project conditions. The future year 2024 cumulative without project traffic
volumes at the study intersections during the weekday mid-day and PM peak hours are displayed in
Figure 5-2.
-38-PC AGENDA PAGE 70
Table 5-1
SUMMARY OF VOLUME TO CAPACITY RATIOS
AND LEVELS OF SERVICE
WEEKDAY MID-DAY AND PM PEAK HOURS
[a][b][c][d]
YEAR 2022 YEAR 2024 YEAR 2024
YEAR 2022 EXISTING W/CHANGE FUTURE FUTURE W/
PEAK EXISTING PROJECT IN V/C PRE-PROJECT PROJECT IN V/C
NO.INTERSECTION HOUR V/C LOS [1]V/C LOS [1][(b)-(a)]V/C LOS [1]V/C LOS [1][(d)-(c)]
1 Serapis Avenue/MID-DAY 0.513 A 0.534 A 0.021 0.525 A 0.547 A 0.022
Telegraph Road PM 0.658 B 0.677 B 0.019 0.674 B 0.693 B 0.019
2 Passons Boulevard/MID-DAY 0.453 A 0.456 A 0.003 0.473 A 0.476 A 0.003
Telegraph Road PM 0.546 A 0.550 A 0.004 0.561 A 0.565 A 0.004
[1]Level of Service (LOS) is based on the reported ICU value for City of Downey signalized intersections.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
-39-PC AGENDA PAGE 71
-40-PC AGENDA PAGE 72
-41-PC AGENDA PAGE 73
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
5.5.2 Future Year 2024 Cumulative With Project Conditions
As shown in column [d] of Table 5-1, both of the study intersections are expected to continue to
operate at LOS D or better during the mid-day and PM
conditions. The v/c ratios at the study intersections incrementally increase
with the addition of project-generated traffic. The incremental increases in v/c ratios at the study
intersections do not exceed the City’s LOS standards, therefore no project-specific intersection
improvements or project-specific transportation demand management measures are proposed or
required. The future year 2024 cumulative with project traffic volumes at the study intersections
during the weekday mid-day and PM peak hours are displayed in Figure 5-3.
-42-PC AGENDA PAGE 74
-43-PC AGENDA PAGE 75
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
6.0 SUMMARY AND CONCLUSIONS
• Project Description – The proposed project site is located at 9148 Telegraph Road in the City of
Downey, California. The proposed project consists of the development of a 4,777 square-foot
Chick-fil-A restaurant at the project site. The restaurant will accommodate both indoor and
outdoor dining via 90 interior seats and 32 outdoor seats in a 574 square-foot patio area located
west of the proposed building. The restaurant is also planned to provide two (2) drive-through
service lanes, which will accommodate up to 44 vehicles in queue. Construction and occupancy
of the proposed project is anticipated to be completed by the year 2024.
• Project Site Access – Vehicular access to the project site is planned to be accommodated by two
project driveways including one driveway located on Telegraph Road and one driveway located
on Serapis Avenue. Due to the existing raised concrete median along Telegraph Road, the
Telegraph Road project driveway will be limited to right-turn inbound and outbound turning
movements only. The Serapis Avenue project driveway will accommodate right-turning and left-
turning inbound and outbound movements. Development of the proposed project would not
conflict with the existing pedestrian system or the existing/proposed bicycle system.
• Project Parking – The proposed project is planned to provide a total of 61 vehicular parking
spaces and 10 bicycle parking spaces. Application of the parking ratios provided in the City of
Downey Municipal Code Section 9712 to the proposed project results in a parking requirement
of 54 vehicular parking spaces. Thus, the proposed project parking supply would exceed the
minimum Code parking requirement.
• Project Trip Generation – The proposed project is expected to generate a net increase of 46
vehicle trips (24 net new inbound trips and 22 net new outbound trips) during the weekday mid-
day peak hour. During the weekday PM peak hour, the proposed project is expected to generate a
net increase of 41 vehicle trips (18 net new inbound trips and 23 net new outbound trips). Over a
24-hour period, the proposed project is forecast to generate a net increase of 629 vehicle trips
(approximately 315 net new inbound trips and 315 net new outbound trips) during a typical
weekday.
• Drive-Through Service Window Queuing – The proposed project is planned to provide two (2)
drive-through service lanes which will accommodate up to 44 vehicles in queue. Based on
empirical observations at existing Chick-fil-A restaurant locations in the Cities of Irvine, San
Juan Capistrano, and Yucaipa, a maximum 95th percentile queue of 22 vehicles is expected for
the proposed project. Therefore, the planned service-lane queue storage area is expected to
adequately accommodate the forecast maximum vehicle queue. Although the proposed drive-
through services lanes are expected to accommodate the potential queues at the project site,
Chick-fil-A staff will implement a queue management program on an as needed basis during
their peak operating times in order to ensure that the queue will not extend into the public right-
of-way.
-44-PC AGENDA PAGE 76
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
O:\JOB_FILE\4499\Report\4499-Rpt2.doc
• CEQA Vehicle Miles Traveled Analysis – The proposed project satisfies the Retail Project
screening criterion and is screened out of further VMT analysis. The screening criterion is based
on the presumption that local serving retail land uses will cause less than significant impacts.
Therefore, through satisfaction of the screening criterion, the proposed project is determined to
have less than significant transportation impacts.
• Non-CEQA Analysis – In consultation with the City of Downey, two (2) study intersections were
selected for operational evaluation of the proposed project and other cumulative developments in
the study area. Based on application of the City of Downey’s intersection LOS standards, it was
determined that the incremental increases in v/c ratios at the study intersections due to the
addition of project-generated traffic do not exceed the City’s LOS standards. Therefore, no
project-specific intersection improvements or project-specific transportation demand
management measures are proposed or required.
• Interaction with Nearby School-Generated Traffic – It is noted that the nearby Edith Unsworth
Elementary School which is located at 9001 Lindsey Avenue typically has student dismissal
times of 2:35 PM (for TK through 3rd grades) and 3:00 PM (for 4th and 5th grades). These
dismissal times correspond to a period of relatively reduced activity at Chick-fil-A restaurants.
Therefore, it is assumed that the proposed project’s peak lunch and dinner time periods will not
overlap the school’s dismissal period. It is further understood that should the project driveway
along Serapis Avenue become blocked for any reason in a way that may affect on-site drive-
through operations, Chick-fil-A staff will be present to direct vehicles to exit the site via the
project driveway on Telegraph Road.
-45-PC AGENDA PAGE 77
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
APPENDIX A
CHICK-FIL-A QUEUING OBSERVATION DATA
PC AGENDA PAGE 78
Location Irvine Chick‐Fil‐A
DATE 12/9/2021
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 0 1 1
7:05 AM 1 0 1
7:10 AM 0 0 0
7:15 AM 1 0 1
7:20 AM 0 0 0
7:25 AM 0 1 1
7:30 AM 0 0 0
7:35 AM 1 2 3
7:40 AM 2 1 3
7:45 AM 3 3 6
7:50 AM 3 2 5
7:55 AM 3 2 5
8:00 AM 2 2 4
8:05 AM 3 0 3
8:10 AM 2 2 4
8:15 AM 2 2 4
8:20 AM 3 1 4
8:25 AM 0 1 1
8:30 AM 1 2 3
8:35 AM 2 2 4
8:40 AM 2 3 5
8:45 AM 2 4 6
8:50 AM 3 1 4
8:55 AM 1 2 3
11:00 AM 0 0 0
11:05 AM 0 0 0
11:10 AM 7 1 8
11:15 AM 5 3 8
11:20 AM 5 4 9
11:25 AM 3 0 3
11:30 AM 5 4 9
11:35 AM 6 0 6
11:40 AM 5 2 7
11:45 AM 6 5 11
11:50 AM 7 7 14
11:55 AM 7 9 16
12:00 PM 6 11 17
12:05 PM 7 10 17
12:10 PM 7 10 17
12:15 PM 7 6 13
12:20 PM 7 12 19
12:25 PM 7 12 19
12:30 PM 7 12 19
12:35 PM 7 14 21
12:40 PM 7 6 13
12:45 PM 7 9 16
12:50 PM 7 10 17
12:55 PM 7 16 23
1:00 PM 7 16 23
1:05 PM 7 16 23
1:10 PM 7 16 23
1:15 PM 7 6 13
1:20 PM 7 7 14
1:25 PM 7 6 13
1:30 PM 7 11 18
1:35 PM 7 12 19
1:40 PM 7 14 21
1:45 PM 7 10 17
1:50 PM 7 16 23
1:55 PM 7 15 22
4:00 PM 6 11 17
4:05 PM 5 14 19
4:10 PM 7 15 22
4:15 PM 5 7 12
4:20 PM 7 8 15
4:25 PM 5 7 12
4:30 PM 4 14 18
4:35 PM 4 9 13
4:40 PM 8 11 19
4:45 PM 7 11 18
4:50 PM 7 10 17
4:55 PM 7 15 22
5:00 PM 8 13 21
5:05 PM 4 6 10
5:10 PM 6 12 18
5:15 PM 5 9 14
5:20 PM 7 11 18
5:25 PM 3 7 10
5:30 PM 6 14 20
5:35 PM 7 14 21
5:40 PM 4 15 19
5:45 PM 5 8 13
5:50 PM 8 16 24
5:55 PM 6 12 18
6:00 PM 5 11 16
6:05 PM 4 11 15
6:10 PM 10 14 24
6:15 PM 2 6 8
6:20 PM 10 14 24
6:25 PM 5 10 15
6:30 PM 9 18 27
6:35 PM 4 13 17
6:40 PM 8 11 19
6:45 PM 10 17 27
6:50 PM 6 11 17
6:55 PM 10 15 25
7:00 PM 9 11 20
7:05 PM 7 17 24
7:10 PM 8 16 24
7:15 PM 6 14 20
7:20 PM 9 15 24
7:25 PM 7 11 18
7:30 PM 9 11 20
7:35 PM 5 10 15
7:40 PM 6 10 16
7:45 PM 5 9 14
7:50 PM 4 8 12
7:55 PM 4 8 12
G-6 PC AGENDA PAGE 79
Location Irvine Chick‐Fil‐A
DATE 12/10/2021
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 2 5 7
7:05 AM 3 3 6
7:10 AM 3 8 11
7:15 AM 3 4 7
7:20 AM 2 6 8
7:25 AM 4 8 12
7:30 AM 3 3 6
7:35 AM 4 8 12
7:40 AM 3 4 7
7:45 AM 1 3 4
7:50 AM 1 2 3
7:55 AM 5 8 13
8:00 AM 3 7 10
8:05 AM 3 5 8
8:10 AM 4 8 12
8:15 AM 3 8 11
8:20 AM 5 8 13
8:25 AM 4 8 12
8:30 AM 5 7 12
8:35 AM 7 14 21
8:40 AM 0 3 3
8:45 AM 3 5 8
8:50 AM 5 9 14
8:55 AM 5 8 13
11:00 AM 4 8 12
11:05 AM 3 8 11
11:10 AM 4 8 12
11:15 AM 6 12 18
11:20 AM 4 6 10
11:25 AM 6 13 19
11:30 AM 5 13 18
11:35 AM 7 11 18
11:40 AM 6 15 21
11:45 AM 7 14 21
11:50 AM 5 16 21
11:55 AM 4 11 15
12:00 PM 4 10 14
12:05 PM 3 7 10
12:10 PM 5 5 10
12:15 PM 4 10 14
12:20 PM 7 10 17
12:25 PM 5 13 18
12:30 PM 7 10 17
12:35 PM 5 13 18
12:40 PM 3 14 17
12:45 PM 7 11 18
12:50 PM 9 12 21
12:55 PM 5 10 15
1:00 PM 7 9 16
1:05 PM 4 8 12
1:10 PM 8 11 19
1:15 PM 6 12 18
1:20 PM 10 17 27
1:25 PM 7 9 16
1:30 PM 7 15 22
1:35 PM 6 14 20
1:40 PM 10 16 26
1:45 PM 6 12 18
1:50 PM 6 12 18
1:55 PM 2 6 8
4:00 PM 4 10 14
4:05 PM 3 5 8
4:10 PM 3 4 7
4:15 PM 5 8 13
4:20 PM 3 9 12
4:25 PM 4 6 10
4:30 PM 4 9 13
4:35 PM 5 12 17
4:40 PM 6 8 14
4:45 PM 6 11 17
4:50 PM 4 8 12
4:55 PM 4 9 13
5:00 PM 7 8 15
5:05 PM 2 8 10
5:10 PM 4 12 16
5:15 PM 10 15 25
5:20 PM 8 14 22
5:25 PM 4 15 19
5:30 PM 8 9 17
5:35 PM 8 13 21
5:40 PM 6 13 19
5:45 PM 5 13 18
5:50 PM 6 15 21
5:55 PM 8 15 23
6:00 PM 6 13 19
6:05 PM 7 10 17
6:10 PM 7 11 18
6:15 PM 5 6 11
6:20 PM 4 11 15
6:25 PM 4 14 18
6:30 PM 8 9 17
6:35 PM 8 13 21
6:40 PM 6 13 19
6:45 PM 5 9 14
6:50 PM 7 9 16
6:55 PM 5 13 18
7:00 PM 6 9 15
7:05 PM 5 12 17
7:10 PM 5 13 18
7:15 PM 7 10 17
7:20 PM 7 16 23
7:25 PM 9 13 22
7:30 PM 5 10 15
7:35 PM 5 11 16
7:40 PM 5 13 18
7:45 PM 4 11 15
7:50 PM 11 16 27
7:55 PM 5 10 15
G-7 PC AGENDA PAGE 80
Location Irvine Chick‐Fil‐A
DATE 12/11/2021
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 0 1 1
7:05 AM 1 1 2
7:10 AM 1 2 3
7:15 AM 1 1 2
7:20 AM 3 5 8
7:25 AM 2 1 3
7:30 AM 0 1 1
7:35 AM 2 4 6
7:40 AM 2 4 6
7:45 AM 3 4 7
7:50 AM 0 1 1
7:55 AM 2 3 5
8:00 AM 1 3 4
8:05 AM 1 2 3
8:10 AM 4 6 10
8:15 AM 4 8 12
8:20 AM 3 5 8
8:25 AM 1 4 5
8:30 AM 4 10 14
8:35 AM 2 4 6
8:40 AM 2 3 5
8:45 AM 4 9 13
8:50 AM 2 2 4
8:55 AM 4 5 9
11:00 AM 3 3 6
11:05 AM 3 3 6
11:10 AM 3 10 13
11:15 AM 4 7 11
11:20 AM 4 6 10
11:25 AM 3 11 14
11:30 AM 5 17 22
11:35 AM 4 10 14
11:40 AM 2 9 11
11:45 AM 2 4 6
11:50 AM 9 11 20
11:55 AM 7 14 21
12:00 PM 4 7 11
12:05 PM 8 16 24
12:10 PM 4 13 17
12:15 PM 3 9 12
12:20 PM 8 10 18
12:25 PM 4 14 18
12:30 PM 2 6 8
12:35 PM 6 11 17
12:40 PM 5 8 13
12:45 PM 5 12 17
12:50 PM 5 14 19
12:55 PM 5 8 13
1:00 PM 3 13 16
1:05 PM 5 13 18
1:10 PM 8 9 17
1:15 PM 4 9 13
1:20 PM 7 12 19
1:25 PM 4 10 14
1:30 PM 6 14 20
1:35 PM 6 13 19
1:40 PM 5 10 15
1:45 PM 8 13 21
1:50 PM 11 16 27
1:55 PM 7 15 22
4:00 PM 4 10 14
4:05 PM 6 9 15
4:10 PM 6 10 16
4:15 PM 8 12 20
4:20 PM 3 5 8
4:25 PM 4 4 8
4:30 PM 4 6 10
4:35 PM 4 6 10
4:40 PM 3 8 11
4:45 PM 4 13 17
4:50 PM 2 9 11
4:55 PM 4 8 12
5:00 PM 1 4 5
5:05 PM 5 9 14
5:10 PM 4 5 9
5:15 PM 3 12 15
5:20 PM 5 9 14
5:25 PM 4 11 15
5:30 PM 3 4 7
5:35 PM 5 7 12
5:40 PM 5 8 13
5:45 PM 2 6 8
5:50 PM 5 7 12
5:55 PM 6 7 13
6:00 PM 4 3 7
6:05 PM 4 7 11
6:10 PM 4 3 7
6:15 PM 4 10 14
6:20 PM 4 11 15
6:25 PM 3 5 8
6:30 PM 2 6 8
6:35 PM 4 13 17
6:40 PM 4 7 11
6:45 PM 4 11 15
6:50 PM 4 9 13
6:55 PM 6 7 13
7:00 PM 4 4 8
7:05 PM 5 5 10
7:10 PM 4 9 13
7:15 PM 3 5 8
7:20 PM 5 10 15
7:25 PM 5 7 12
7:30 PM 5 11 16
7:35 PM 5 7 12
7:40 PM 3 7 10
7:45 PM 7 9 16
7:50 PM 6 12 18
7:55 PM 6 15 21
G-8 PC AGENDA PAGE 81
Location SJC Chick‐Fil‐A
DATE 12/9/2021
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 0 0 0
7:05 AM 1 1 2
7:10 AM 5 4 9
7:15 AM 3 4 7
7:20 AM 1 1 2
7:25 AM 2 2 4
7:30 AM 1 0 1
7:35 AM 2 2 4
7:40 AM 1 2 3
7:45 AM 3 4 7
7:50 AM 2 1 3
7:55 AM 0 0 0
8:00 AM 2 1 3
8:05 AM 4 6 10
8:10 AM 1 0 1
8:15 AM 1 1 2
8:20 AM 2 2 4
8:25 AM 4 4 8
8:30 AM 4 3 7
8:35 AM 1 2 3
8:40 AM 0 0 0
8:45 AM 4 4 8
8:50 AM 1 1 2
8:55 AM 1 1 2
11:00 AM 3 6 9
11:05 AM 5 2 7
11:10 AM 5 4 9
11:15 AM 5 5 10
11:20 AM 2 2 4
11:25 AM 5 8 13
11:30 AM 7 7 14
11:35 AM 7 9 16
11:40 AM 7 7 14
11:45 AM 3 4 7
11:50 AM 8 8 16
11:55 AM 7 7 14
12:00 PM 7 7 14
12:05 PM 5 12 17
12:10 PM 5 6 11
12:15 PM 12 6 18
12:20 PM 8 9 17
12:25 PM 13 8 21
12:30 PM 9 8 17
12:35 PM 6 7 13
12:40 PM 9 13 22
12:45 PM 5 12 17
12:50 PM 5 6 11
12:55 PM 13 5 18
1:00 PM 8 5 13
1:05 PM 7 8 15
1:10 PM 5 9 14
1:15 PM 8 11 19
1:20 PM 6 10 16
1:25 PM 10 5 15
1:30 PM 8 5 13
1:35 PM 7 9 16
1:40 PM 6 6 12
1:45 PM 6 7 13
1:50 PM 2 4 6
1:55 PM 8 1 9
4:00 PM 7 10 17
4:05 PM 3 0 3
4:10 PM 5 6 11
4:15 PM 5 6 11
4:20 PM 3 3 6
4:25 PM 7 5 12
4:30 PM 4 4 8
4:35 PM 3 4 7
4:40 PM 4 3 7
4:45 PM 5 5 10
4:50 PM 3 10 13
4:55 PM 5 5 10
5:00 PM 6 7 13
5:05 PM 5 6 11
5:10 PM 7 6 13
5:15 PM 8 5 13
5:20 PM 8 7 15
5:25 PM 4 7 11
5:30 PM 6 3 9
5:35 PM 5 5 10
5:40 PM 6 5 11
5:45 PM 4 3 7
5:50 PM 4 5 9
5:55 PM 5 3 8
6:00 PM 4 7 11
6:05 PM 5 4 9
6:10 PM 6 15 21
6:15 PM 7 5 12
6:20 PM 5 5 10
6:25 PM 6 4 10
6:30 PM 4 4 8
6:35 PM 5 5 10
6:40 PM 6 9 15
6:45 PM 4 5 9
6:50 PM 6 4 10
6:55 PM 4 5 9
7:00 PM 6 4 10
7:05 PM 6 4 10
7:10 PM 6 7 13
7:15 PM 6 5 11
7:20 PM 5 7 12
7:25 PM 5 6 11
7:30 PM 4 5 9
7:35 PM 4 2 6
7:40 PM 7 3 10
7:45 PM 5 9 14
7:50 PM 5 1 6
7:55 PM 1 3 4
G-9 PC AGENDA PAGE 82
Location SJC Chick‐Fil‐A
DATE 12/10/2021
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 0 0 0
7:05 AM 0 0 0
7:10 AM 1 1 2
7:15 AM 1 1 2
7:20 AM 0 0 0
7:25 AM 2 1 3
7:30 AM 0 1 1
7:35 AM 3 3 6
7:40 AM 4 4 8
7:45 AM 1 1 2
7:50 AM 1 1 2
7:55 AM 3 2 5
8:00 AM 3 5 8
8:05 AM 2 1 3
8:10 AM 3 3 6
8:15 AM 1 1 2
8:20 AM 2 2 4
8:25 AM 3 3 6
8:30 AM 2 1 3
8:35 AM 4 5 9
8:40 AM 3 4 7
8:45 AM 2 1 3
8:50 AM 3 3 6
8:55 AM 2 2 4
11:00 AM 3 4 7
11:05 AM 5 4 9
11:10 AM 4 4 8
11:15 AM 8 8 16
11:20 AM 5 6 11
11:25 AM 4 8 12
11:30 AM 8 7 15
11:35 AM 3 8 11
11:40 AM 10 6 16
11:45 AM 7 2 9
11:50 AM 6 8 14
11:55 AM 6 4 10
12:00 PM 6 6 12
12:05 PM 6 14 20
12:10 PM 8 8 16
12:15 PM 7 8 15
12:20 PM 11 12 23
12:25 PM 12 7 19
12:30 PM 11 15 26
12:35 PM 13 9 22
12:40 PM 11 12 23
12:45 PM 8 6 14
12:50 PM 10 6 16
12:55 PM 12 9 21
1:00 PM 9 11 20
1:05 PM 9 8 17
1:10 PM 9 14 23
1:15 PM 8 8 16
1:20 PM 10 8 18
1:25 PM 7 8 15
1:30 PM 7 6 13
1:35 PM 9 7 16
1:40 PM 5 4 9
1:45 PM 4 6 10
1:50 PM 6 4 10
1:55 PM 5 4 9
4:00 PM 7 7 14
4:05 PM 2 7 9
4:10 PM 6 2 8
4:15 PM 6 6 12
4:20 PM 6 4 10
4:25 PM 5 8 13
4:30 PM 6 5 11
4:35 PM 5 9 14
4:40 PM 8 2 10
4:45 PM 4 8 12
4:50 PM 5 7 12
4:55 PM 8 3 11
5:00 PM 3 2 5
5:05 PM 3 4 7
5:10 PM 4 3 7
5:15 PM 5 6 11
5:20 PM 5 4 9
5:25 PM 4 4 8
5:30 PM 4 5 9
5:35 PM 6 5 11
5:40 PM 4 6 10
5:45 PM 4 4 8
5:50 PM 5 6 11
5:55 PM 5 6 11
6:00 PM 4 6 10
6:05 PM 4 8 12
6:10 PM 5 3 8
6:15 PM 8 7 15
6:20 PM 7 9 16
6:25 PM 7 8 15
6:30 PM 4 5 9
6:35 PM 7 1 8
6:40 PM 5 6 11
6:45 PM 10 6 16
6:50 PM 7 8 15
6:55 PM 6 7 13
7:00 PM 8 10 18
7:05 PM 4 6 10
7:10 PM 4 5 9
7:15 PM 6 1 7
7:20 PM 5 1 6
7:25 PM 3 5 8
7:30 PM 5 7 12
7:35 PM 5 8 13
7:40 PM 6 2 8
7:45 PM 6 8 14
7:50 PM 8 7 15
7:55 PM 4 6 10
G-10 PC AGENDA PAGE 83
Location SJC Chick‐Fil‐A
DATE 12/11/2021
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 0 0 0
7:05 AM 1 1 2
7:10 AM 3 3 6
7:15 AM 1 1 2
7:20 AM 0 0 0
7:25 AM 2 2 4
7:30 AM 2 2 4
7:35 AM 4 4 8
7:40 AM 1 1 2
7:45 AM 0 0 0
7:50 AM 2 2 4
7:55 AM 1 1 2
8:00 AM 2 4 6
8:05 AM 3 1 4
8:10 AM 2 2 4
8:15 AM 1 1 2
8:20 AM 2 2 4
8:25 AM 1 1 2
8:30 AM 1 0 1
8:35 AM 3 4 7
8:40 AM 0 0 0
8:45 AM 0 0 0
8:50 AM 1 1 2
8:55 AM 2 3 5
11:00 AM 5 3 8
11:05 AM 6 6 12
11:10 AM 2 4 6
11:15 AM 7 7 14
11:20 AM 7 6 13
11:25 AM 3 3 6
11:30 AM 5 5 10
11:35 AM 6 6 12
11:40 AM 6 6 12
11:45 AM 6 7 13
11:50 AM 6 3 9
11:55 AM 5 6 11
12:00 PM 4 5 9
12:05 PM 4 10 14
12:10 PM 9 8 17
12:15 PM 9 7 16
12:20 PM 8 3 11
12:25 PM 5 13 18
12:30 PM 7 5 12
12:35 PM 7 8 15
12:40 PM 6 5 11
12:45 PM 5 8 13
12:50 PM 7 5 12
12:55 PM 9 2 11
1:00 PM 4 4 8
1:05 PM 4 6 10
1:10 PM 7 6 13
1:15 PM 5 8 13
1:20 PM 4 8 12
1:25 PM 5 6 11
1:30 PM 7 5 12
1:35 PM 8 6 14
1:40 PM 10 7 17
1:45 PM 3 7 10
1:50 PM 7 9 16
1:55 PM 2 5 7
4:00 PM 6 5 11
4:05 PM 3 2 5
4:10 PM 3 5 8
4:15 PM 3 2 5
4:20 PM 0 0 0
4:25 PM 3 4 7
4:30 PM 3 2 5
4:35 PM 0 2 2
4:40 PM 3 3 6
4:45 PM 1 2 3
4:50 PM 4 8 12
4:55 PM 1 2 3
5:00 PM 3 5 8
5:05 PM 3 5 8
5:10 PM 2 5 7
5:15 PM 4 3 7
5:20 PM 4 4 8
5:25 PM 5 9 14
5:30 PM 3 3 6
5:35 PM 5 6 11
5:40 PM 4 0 4
5:45 PM 3 2 5
5:50 PM 4 4 8
5:55 PM 5 8 13
6:00 PM 3 4 7
6:05 PM 5 7 12
6:10 PM 5 6 11
6:15 PM 6 4 10
6:20 PM 5 5 10
6:25 PM 4 1 5
6:30 PM 6 5 11
6:35 PM 4 6 10
6:40 PM 6 7 13
6:45 PM 7 6 13
6:50 PM 8 3 11
6:55 PM 1 2 3
7:00 PM 3 5 8
7:05 PM 2 3 5
7:10 PM 1 1 2
7:15 PM 4 4 8
7:20 PM 2 6 8
7:25 PM 6 2 8
7:30 PM 2 1 3
7:35 PM 6 7 13
7:40 PM 4 4 8
7:45 PM 7 8 15
7:50 PM 6 3 9
7:55 PM 4 3 7
G-11 PC AGENDA PAGE 84
File Q2112021
DATE 12/16/2021
Location Chic‐fil‐A‐Yucaipa
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 6 2 8
7:05 AM 1 2 3
7:10 AM 3 1 4
7:15 AM 1 3 4
7:20 AM 2 1 3
7:25 AM 2 2 4
7:30 AM 2 5 7
7:35 AM 4 2 6
7:40 AM 2 7 9
7:45 AM 4 2 6
7:50 AM 1 3 4
7:55 AM 0 5 5
8:00 AM 4 7 11
8:05 AM 6 0 6
8:10 AM 5 0 5
8:15 AM 6 5 11
8:20 AM 4 3 7
8:25 AM 2 4 6
8:30 AM 4 0 4
8:35 AM 2 6 8
8:40 AM 4 2 6
8:45 AM 3 3 6
8:50 AM 2 4 6
8:55 AM 4 3 7
11:00 AM 6 10 16
11:05 AM 8 5 13
11:10 AM 7 4 11
11:15 AM 3 11 14
11:20 AM 5 5 10
11:25 AM 5 4 9
11:30 AM 11 11 22
11:35 AM 9 10 19
11:40 AM 0 4 4
11:45 AM 6 7 13
11:50 AM 5 5 10
11:55 AM 5 5 10
12:00 PM 11 8 19
12:05 PM 10 13 23
12:10 PM 7 6 13
12:15 PM 6 6 12
12:20 PM 8 8 16
12:25 PM 8 8 16
12:30 PM 13 10 23
12:35 PM 8 9 17
12:40 PM 12 14 26
12:45 PM 11 9 20
12:50 PM 8 8 16
12:55 PM 5 6 11
1:00 PM 5 6 11
1:05 PM 7 5 12
1:10 PM 8 8 16
1:15 PM 7 7 14
1:20 PM 4 6 10
1:25 PM 11 11 22
1:30 PM 8 6 14
1:35 PM 8 9 17
1:40 PM 8 9 17
1:45 PM 13 7 20
1:50 PM 6 8 14
1:55 PM 7 7 14
4:00 PM 8 3 11
4:05 PM 8 2 10
4:10 PM 2 6 8
4:15 PM 5 6 11
4:20 PM 4 8 12
4:25 PM 5 3 8
4:30 PM 6 2 8
4:35 PM 5 9 14
4:40 PM 4 4 8
4:45 PM 6 6 12
4:50 PM 4 5 9
4:55 PM 5 6 11
5:00 PM 6 10 16
5:05 PM 5 8 13
5:10 PM 0 4 4
5:15 PM 9 6 15
5:20 PM 5 4 9
5:25 PM 7 7 14
5:30 PM 4 5 9
5:35 PM 6 5 11
5:40 PM 9 9 18
5:45 PM 7 7 14
5:50 PM 5 6 11
5:55 PM 7 8 15
6:00 PM 6 4 10
6:05 PM 5 4 9
6:10 PM 7 9 16
6:15 PM 9 10 19
6:20 PM 4 5 9
6:25 PM 8 8 16
6:30 PM 3 1 4
6:35 PM 9 11 20
6:40 PM 5 6 11
6:45 PM 8 7 15
6:50 PM 5 7 12
6:55 PM 15 12 27
7:00 PM 8 7 15
7:05 PM 6 7 13
7:10 PM 3 3 6
7:15 PM 5 6 11
7:20 PM 12 12 24
7:25 PM 7 5 12
7:30 PM 8 11 19
7:35 PM 10 6 16
7:40 PM 12 11 23
7:45 PM 7 5 12
7:50 PM 11 7 18
7:55 PM 5 5 10
G-12 PC AGENDA PAGE 85
File Q2112021
DATE 12/17/2021
Location Chic‐fil‐A‐Yucaipa
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 4 3 7
7:05 AM 4 0 4
7:10 AM 2 6 8
7:15 AM 5 3 8
7:20 AM 3 4 7
7:25 AM 1 3 4
7:30 AM 1 1 2
7:35 AM 5 2 7
7:40 AM 3 2 5
7:45 AM 2 3 5
7:50 AM 2 1 3
7:55 AM 1 4 5
8:00 AM 3 3 6
8:05 AM 2 3 5
8:10 AM 3 4 7
8:15 AM 4 6 10
8:20 AM 3 6 9
8:25 AM 5 4 9
8:30 AM 3 4 7
8:35 AM 2 3 5
8:40 AM 5 4 9
8:45 AM 6 3 9
8:50 AM 5 3 8
8:55 AM 3 2 5
11:00 AM 11 6 17
11:05 AM 11 11 22
11:10 AM 6 6 12
11:15 AM 5 6 11
11:20 AM 5 8 13
11:25 AM 5 11 16
11:30 AM 9 7 16
11:35 AM 3 7 10
11:40 AM 8 7 15
11:45 AM 13 11 24
11:50 AM 10 9 19
11:55 AM 8 10 18
12:00 PM 5 4 9
12:05 PM 4 9 13
12:10 PM 11 8 19
12:15 PM 9 7 16
12:20 PM 8 9 17
12:25 PM 8 8 16
12:30 PM 6 7 13
12:35 PM 6 4 10
12:40 PM 13 15 28
12:45 PM 5 6 11
12:50 PM 10 6 16
12:55 PM 8 10 18
1:00 PM 9 12 21
1:05 PM 6 6 12
1:10 PM 7 6 13
1:15 PM 11 10 21
1:20 PM 9 10 19
1:25 PM 7 6 13
1:30 PM 15 16 31
1:35 PM 6 5 11
1:40 PM 12 11 23
1:45 PM 7 7 14
1:50 PM 8 9 17
1:55 PM 8 7 15
4:00 PM 8 3 11
4:05 PM 2 4 6
4:10 PM 4 3 7
4:15 PM 9 5 14
4:20 PM 3 0 3
4:25 PM 5 9 14
4:30 PM 3 4 7
4:35 PM 5 7 12
4:40 PM 4 8 12
4:45 PM 5 3 8
4:50 PM 7 2 9
4:55 PM 6 4 10
5:00 PM 7 5 12
5:05 PM 6 7 13
5:10 PM 3 8 11
5:15 PM 4 9 13
5:20 PM 6 7 13
5:25 PM 4 6 10
5:30 PM 3 3 6
5:35 PM 8 6 14
5:40 PM 8 9 17
5:45 PM 9 9 18
5:50 PM 10 8 18
5:55 PM 8 8 16
6:00 PM 0 2 2
6:05 PM 4 4 8
6:10 PM 6 7 13
6:15 PM 8 7 15
6:20 PM 15 9 24
6:25 PM 4 7 11
6:30 PM 7 7 14
6:35 PM 6 7 13
6:40 PM 7 9 16
6:45 PM 7 6 13
6:50 PM 6 7 13
6:55 PM 11 11 22
7:00 PM 6 5 11
7:05 PM 9 5 14
7:10 PM 6 7 13
7:15 PM 8 7 15
7:20 PM 8 4 12
7:25 PM 7 9 16
7:30 PM 5 5 10
7:35 PM 6 4 10
7:40 PM 9 2 11
7:45 PM 6 4 10
7:50 PM 3 4 7
7:55 PM 3 8 11
G-13 PC AGENDA PAGE 86
File Q2112021
DATE 12/18/2021
Location Chic‐fil‐A‐Yucaipa
Queue Pick‐Up to
Order Board
Total Line Queue
Order Board Back Total Queue
7:00 AM 1 0 1
7:05 AM 1 2 3
7:10 AM 2 2 4
7:15 AM 2 2 4
7:20 AM 1 0 1
7:25 AM 0 2 2
7:30 AM 2 1 3
7:35 AM 1 0 1
7:40 AM 2 5 7
7:45 AM 1 2 3
7:50 AM 4 4 8
7:55 AM 4 3 7
8:00 AM 1 3 4
8:05 AM 4 2 6
8:10 AM 3 2 5
8:15 AM 3 3 6
8:20 AM 2 5 7
8:25 AM 2 1 3
8:30 AM 5 4 9
8:35 AM 2 3 5
8:40 AM 2 5 7
8:45 AM 3 3 6
8:50 AM 4 3 7
8:55 AM 3 4 7
11:00 AM 3 3
11:05 AM 4 4
11:10 AM 7 7
11:15 AM 10 10
11:20 AM 6 6
11:25 AM 4 4
11:30 AM 7 7
11:35 AM 7 7
11:40 AM 7 7
11:45 AM 6 6
11:50 AM 6 6
11:55 AM 6 6
12:00 PM 4 4
12:05 PM 6 6
12:10 PM 5 5
12:15 PM 10 10
12:20 PM 7 7
12:25 PM 7 7
12:30 PM 7 7
12:35 PM 5 5
12:40 PM 5 5
12:45 PM 9 9
12:50 PM 11 11
12:55 PM 6 6
1:00 PM 7 7
1:05 PM 10 10
1:10 PM 11 11
1:15 PM 7 7
1:20 PM 9 9
1:25 PM 9 9
1:30 PM 4 4
1:35 PM 8 8
1:40 PM 7 7
1:45 PM 6 6
1:50 PM 6 6
1:55 PM 5 5
4:00 PM 5 7 12
4:05 PM 7 7 14
4:10 PM 9 7 16
4:15 PM 8 6 14
4:20 PM 10 3 13
4:25 PM 1 6 7
4:30 PM 9 5 14
4:35 PM 9 8 17
4:40 PM 8 4 12
4:45 PM 6 1 7
4:50 PM 2 8 10
4:55 PM 5 8 13
5:00 PM 2 6 8
5:05 PM 6 7 13
5:10 PM 1 4 5
5:15 PM 11 11 22
5:20 PM 7 6 13
5:25 PM 7 6 13
5:30 PM 10 10 20
5:35 PM 5 2 7
5:40 PM 5 4 9
5:45 PM 3 8 11
5:50 PM 8 6 14
5:55 PM 3 7 10
6:00 PM 9 7 16
6:05 PM 6 5 11
6:10 PM 3 5 8
6:15 PM 6 7 13
6:20 PM 3 3 6
6:25 PM 7 9 16
6:30 PM 5 4 9
6:35 PM 7 8 15
6:40 PM 4 5 9
6:45 PM 6 6 12
6:50 PM 9 5 14
6:55 PM 7 9 16
7:00 PM 8 8 16
7:05 PM 5 4 9
7:10 PM 6 6 12
7:15 PM 4 7 11
7:20 PM 5 5 10
7:25 PM 6 3 9
7:30 PM 9 10 19
7:35 PM 8 4 12
7:40 PM 8 7 15
7:45 PM 4 3 7
7:50 PM 5 5 10
7:55 PM 7 2 9
G-14 PC AGENDA PAGE 87
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
APPENDIX B
VEHICLE, PEDESTRIAN, AND BICYCLE COUNT DATA
PC AGENDA PAGE 88
File Name : SerapisAve_TelegraphRd
Site Code : 00000000
Start Date : 10/19/2022
Page No : 1
Groups Printed- Vehicles
Serapis Avenue
Southbound
Telegraph Road
Westbound
Serapis Avenue
Northbound
Telegraph Road
Eastbound
Start Time Left Thru Right Left Thru Right U-Turns Left Thru Right Left Thru Right U-Turns Int. Total
11:30 AM 15 0 12 2 149 2 0 17 1 4 8 144 8 5 367
11:45 AM 9 6 10 4 184 5 1 9 1 4 12 157 15 12 429
Total 24 6 22 6 333 7 1 26 2 8 20 301 23 17 796
12:00 PM 12 1 11 2 169 8 4 6 1 6 8 156 11 5 400
12:15 PM 15 2 18 1 192 9 5 13 1 6 13 165 15 12 467
12:30 PM 11 3 17 8 189 8 2 21 1 10 8 168 12 7 465
12:45 PM 14 0 21 3 211 7 3 18 0 5 10 187 16 6 501
Total 52 6 67 14 761 32 14 58 3 27 39 676 54 30 1833
01:00 PM 16 3 10 5 176 6 3 22 3 3 9 169 24 7 456
01:15 PM 14 6 18 4 175 4 1 16 0 7 3 177 21 12 458
Total 30 9 28 9 351 10 4 38 3 10 12 346 45 19 914
04:00 PM 16 2 18 0 218 10 3 19 0 0 4 272 23 10 595
04:15 PM 15 2 26 1 225 10 3 23 1 8 9 293 16 0 632
04:30 PM 20 7 22 4 240 6 1 19 0 4 16 307 27 5 678
04:45 PM 16 2 17 5 248 5 1 19 2 4 11 265 28 5 628
Total 67 13 83 10 931 31 8 80 3 16 40 1137 94 20 2533
05:00 PM 29 3 20 2 251 6 4 13 3 4 15 287 22 7 666
05:15 PM 19 4 29 4 284 4 1 23 1 5 8 313 18 3 716
05:30 PM 26 7 17 3 221 3 2 16 2 5 9 294 21 13 639
05:45 PM 25 7 28 5 263 10 6 37 2 5 17 330 23 9 767
Total 99 21 94 14 1019 23 13 89 8 19 49 1224 84 32 2788
Grand Total 272 55 294 53 3395 103 40 291 19 80 160 3684 300 118 8864
Apprch %43.8 8.9 47.3 1.5 94.5 2.9 1.1 74.6 4.9 20.5 3.8 86.4 7 2.8
Total %3.1 0.6 3.3 0.6 38.3 1.2 0.5 3.3 0.2 0.9 1.8 41.6 3.4 1.3
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 89
File Name : SerapisAve_TelegraphRd
Site Code : 00000000
Start Date : 10/19/2022
Page No : 2
Serapis Avenue
Southbound
Telegraph Road
Westbound
Serapis Avenue
Northbound
Telegraph Road
Eastbound
Start Time Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Int. Total
Peak Hour Analysis From 11:30 AM to 01:15 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 12:15 PM
12:15 PM 15 2 18 35 1 192 9 5 207 13 1 6 20 13 165 15 12 205 467
12:30 PM 11 3 17 31 8 189 8 2 207 21 1 10 32 8 168 12 7 195 465
12:45 PM 14 0 21 35 3 211 7 3 224 18 0 5 23 10 187 16 6 219 501
01:00 PM 16 3 10 29 5 176 6 3 190 22 3 3 28 9 169 24 7 209 456
Total Volume 56 8 66 130 17 768 30 13 828 74 5 24 103 40 689 67 32 828 1889
% App. Total 43.1 6.2 50.8 2.1 92.8 3.6 1.6 71.8 4.9 23.3 4.8 83.2 8.1 3.9
PHF .875 .667 .786 .929 .531 .910 .833 .650 .924 .841 .417 .600 .805 .769 .921 .698 .667 .945 .943
Serapis Avenue Telegraph Road Telegraph Road Serapis Avenue
Right
66
Thru
8
Left
56
InOut Total
75 130 205 Right30 Thru768 Left17 U-Turns13 OutTotalIn769 828 1597 Left
74
Thru
5
Right
24
Out TotalIn
92 103 195 Left40 Thru689 Right67 U-Turns32 TotalOutIn908 828 1736 Peak Hour Begins at 12:15 PM
Vehicles
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 90
File Name : SerapisAve_TelegraphRd
Site Code : 00000000
Start Date : 10/19/2022
Page No : 3
Serapis Avenue
Southbound
Telegraph Road
Westbound
Serapis Avenue
Northbound
Telegraph Road
Eastbound
Start Time Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 05:00 PM
05:00 PM 29 3 20 52 2 251 6 4 263 13 3 4 20 15 287 22 7 331 666
05:15 PM 19 4 29 52 4 284 4 1 293 23 1 5 29 8 313 18 3 342 716
05:30 PM 26 7 17 50 3 221 3 2 229 16 2 5 23 9 294 21 13 337 639
05:45 PM 25 7 28 60 5 263 10 6 284 37 2 5 44 17 330 23 9 379 767
Total Volume 99 21 94 214 14 1019 23 13 1069 89 8 19 116 49 1224 84 32 1389 2788
% App. Total 46.3 9.8 43.9 1.3 95.3 2.2 1.2 76.7 6.9 16.4 3.5 88.1 6 2.3
PHF .853 .750 .810 .892 .700 .897 .575 .542 .912 .601 .667 .950 .659 .721 .927 .913 .615 .916 .909
Serapis Avenue Telegraph Road Telegraph Road Serapis Avenue
Right
94
Thru
21
Left
99
InOut Total
80 214 294 Right23 Thru1019 Left14 U-Turns13 OutTotalIn1342 1069 2411 Left
89
Thru
8
Right
19
Out TotalIn
119 116 235 Left49 Thru1224 Right84 U-Turns32 TotalOutIn1202 1389 2591 Peak Hour Begins at 05:00 PM
Vehicles
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 91
File Name : SerapisAve_TelegraphRd_BP
Site Code : 00000000
Start Date : 10/19/2022
Page No : 1
Groups Printed- Pedestrians and Bikes
Serapis Avenue
South Leg
Telegraph Road
West Leg
Serapis Avenue
North Leg
Telegraph Road
East Leg
Start Time Bikes Peds Bikes Peds Bikes Peds Bikes Peds Int. Total
11:30 AM 1 0 0 0 0 0 0 0 1
11:45 AM 0 0 0 3 0 0 0 0 3
Total 1 0 0 3 0 0 0 0 4
12:15 PM 0 0 0 0 0 1 0 0 1
12:30 PM 0 0 0 3 0 2 0 0 5
12:45 PM 1 0 0 0 0 1 0 0 2
Total 1 0 0 3 0 4 0 0 8
01:00 PM 0 2 0 0 0 0 0 1 3
01:15 PM 2 0 0 1 0 0 0 0 3
Total 2 2 0 1 0 0 0 1 6
04:00 PM 0 0 0 0 1 0 1 0 2
04:15 PM 0 0 1 0 0 0 0 1 2
04:30 PM 1 0 0 1 0 0 0 1 3
04:45 PM 1 0 0 1 2 0 0 0 4
Total 2 0 1 2 3 0 1 2 11
05:00 PM 0 0 0 1 2 2 1 1 7
05:15 PM 0 1 0 1 0 0 0 0 2
05:30 PM 0 1 0 1 1 2 0 0 5
Total 0 2 0 3 3 4 1 1 14
Grand Total 6 4 1 12 6 8 2 4 43
Apprch %60 40 7.7 92.3 42.9 57.1 33.3 66.7
Total %14 9.3 2.3 27.9 14 18.6 4.7 9.3
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 92
File Name : SerapisAve_TelegraphRd_BP
Site Code : 00000000
Start Date : 10/19/2022
Page No : 2
Serapis Avenue
South Leg
Telegraph Road
West Leg
Serapis Avenue
North Leg
Telegraph Road
East Leg
Start Time Bikes Peds App. Total Bikes Peds App. Total Bikes Peds App. Total Bikes Peds App. Total Int. Total
Peak Hour Analysis From 11:30 AM to 01:15 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 12:30 PM
12:30 PM 0 0 0 0 3 3 0 2 2 0 0 0 5
12:45 PM 1 0 1 0 0 0 0 1 1 0 0 0 2
01:00 PM 0 2 2 0 0 0 0 0 0 0 1 1 3
01:15 PM 2 0 2 0 1 1 0 0 0 0 0 0 3
Total Volume 3 2 5 0 4 4 0 3 3 0 1 1 13
% App. Total 60 40 0 100 0 100 0 100
PHF .375 .250 .625 .000 .333 .333 .000 .375 .375 .000 .250 .250 .650
Serapis Avenue Telegraph Road Telegraph Road Serapis Avenue
Thru
3
Peds
2
InOut Total
0 5 5 Thru0 U-Turns4 OutTotalIn0 4 4 Thru
0
Peds
3
Out TotalIn
3 3 6 Thru0 U-Turns1 TotalOutIn0 1 1 Peak Hour Begins at 12:30 PM
Pedestrians and Bikes
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 93
File Name : SerapisAve_TelegraphRd_BP
Site Code : 00000000
Start Date : 10/19/2022
Page No : 3
Serapis Avenue
South Leg
Telegraph Road
West Leg
Serapis Avenue
North Leg
Telegraph Road
East Leg
Start Time Bikes Peds App.
Total Bikes Peds App.
Total Bikes Peds App.
Total Bikes Peds App.
Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:45 PM
04:45 PM 1 0 1 0 1 1 2 0 2 0 0 0 4
05:00 PM 0 0 0 0 1 1 2 2 4 1 1 2 7
05:15 PM 0 1 1 0 1 1 0 0 0 0 0 0 2
05:30 PM 0 1 1 0 1 1 1 2 3 0 0 0 5
Total Volume 1 2 3 0 4 4 5 4 9 1 1 2 18
% App. Total 33.3 66.7 0 100 55.6 44.4 50 50
PHF .250 .500 .750 .000 1.00 1.00 .625 .500 .563 .250 .250 .250 .643
Serapis Avenue Telegraph Road Telegraph Road Serapis Avenue
Thru
1
Peds
2
InOut Total
5 3 8 Thru0 U-Turns4 OutTotalIn1 4 5 Thru
5
Peds
4
Out TotalIn
1 9 10 Thru1 U-Turns1 TotalOutIn0 2 2 Peak Hour Begins at 04:45 PM
Pedestrians and Bikes
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 94
File Name : PassonsBlvd_TelegraphRd
Site Code : 00000000
Start Date : 10/19/2022
Page No : 1
Groups Printed- Vehicles
Passons Boulevard
Southbound
Telegraph Road
Westbound
Passons Boulevard
Northbound
Telegraph Road
Eastbound
Start Time Left Thru Right Left Thru Right U-Turns Left Thru Right Left Thru Right U-Turns Int. Total
11:30 AM 16 1 12 3 141 14 4 8 3 2 12 149 8 2 375
11:45 AM 18 3 10 2 154 12 7 5 3 8 10 132 10 0 374
Total 34 4 22 5 295 26 11 13 6 10 22 281 18 2 749
12:00 PM 23 2 13 3 158 19 3 7 3 5 9 150 9 1 405
12:15 PM 15 3 12 4 150 14 2 5 0 3 9 164 7 2 390
12:30 PM 22 5 19 5 149 15 6 10 3 6 11 165 5 0 421
12:45 PM 12 2 14 6 158 12 2 9 4 5 9 176 11 0 420
Total 72 12 58 18 615 60 13 31 10 19 38 655 32 3 1636
01:00 PM 20 4 19 2 142 9 3 11 3 4 11 159 10 1 398
01:15 PM 24 2 12 5 136 22 10 7 1 4 4 167 11 1 406
Total 44 6 31 7 278 31 13 18 4 8 15 326 21 2 804
04:00 PM 36 4 22 7 169 23 5 13 2 12 20 240 15 2 570
04:15 PM 19 4 10 6 188 24 4 2 8 11 6 281 18 2 583
04:30 PM 40 3 15 4 194 16 7 5 3 6 7 278 8 1 587
04:45 PM 28 2 10 4 204 27 5 9 3 4 11 245 13 0 565
Total 123 13 57 21 755 90 21 29 16 33 44 1044 54 5 2305
05:00 PM 33 0 15 2 198 23 4 12 3 4 13 274 11 2 594
05:15 PM 40 4 20 1 206 32 5 9 2 9 14 298 6 3 649
05:30 PM 28 7 15 9 193 26 4 8 5 9 13 269 12 0 598
05:45 PM 35 3 19 7 189 25 8 8 3 9 17 323 6 3 655
Total 136 14 69 19 786 106 21 37 13 31 57 1164 35 8 2496
Grand Total 409 49 237 70 2729 313 79 128 49 101 176 3470 160 20 7990
Apprch %58.8 7.1 34.1 2.2 85.5 9.8 2.5 46 17.6 36.3 4.6 90.7 4.2 0.5
Total %5.1 0.6 3 0.9 34.2 3.9 1 1.6 0.6 1.3 2.2 43.4 2 0.3
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 95
File Name : PassonsBlvd_TelegraphRd
Site Code : 00000000
Start Date : 10/19/2022
Page No : 2
Passons Boulevard
Southbound
Telegraph Road
Westbound
Passons Boulevard
Northbound
Telegraph Road
Eastbound
Start Time Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Int. Total
Peak Hour Analysis From 11:30 AM to 01:15 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 12:30 PM
12:30 PM 22 5 19 46 5 149 15 6 175 10 3 6 19 11 165 5 0 181 421
12:45 PM 12 2 14 28 6 158 12 2 178 9 4 5 18 9 176 11 0 196 420
01:00 PM 20 4 19 43 2 142 9 3 156 11 3 4 18 11 159 10 1 181 398
01:15 PM 24 2 12 38 5 136 22 10 173 7 1 4 12 4 167 11 1 183 406
Total Volume 78 13 64 155 18 585 58 21 682 37 11 19 67 35 667 37 2 741 1645
% App. Total 50.3 8.4 41.3 2.6 85.8 8.5 3.1 55.2 16.4 28.4 4.7 90 5 0.3
PHF .813 .650 .842 .842 .750 .926 .659 .525 .958 .841 .688 .792 .882 .795 .947 .841 .500 .945 .977
Passons Boulevard Telegraph Road Telegraph Road Passons Boulevard
Right
64
Thru
13
Left
78
InOut Total
104 155 259 Right58 Thru585 Left18 U-Turns21 OutTotalIn764 682 1446 Left
37
Thru
11
Right
19
Out TotalIn
68 67 135 Left35 Thru667 Right37 U-Turns2 TotalOutIn686 741 1427 Peak Hour Begins at 12:30 PM
Vehicles
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 96
File Name : PassonsBlvd_TelegraphRd
Site Code : 00000000
Start Date : 10/19/2022
Page No : 3
Passons Boulevard
Southbound
Telegraph Road
Westbound
Passons Boulevard
Northbound
Telegraph Road
Eastbound
Start Time Left Thru Right App. Total Left Thru Right U-Turns App. Total Left Thru Right App. Total Left Thru Right U-Turns App. Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 05:00 PM
05:00 PM 33 0 15 48 2 198 23 4 227 12 3 4 19 13 274 11 2 300 594
05:15 PM 40 4 20 64 1 206 32 5 244 9 2 9 20 14 298 6 3 321 649
05:30 PM 28 7 15 50 9 193 26 4 232 8 5 9 22 13 269 12 0 294 598
05:45 PM 35 3 19 57 7 189 25 8 229 8 3 9 20 17 323 6 3 349 655
Total Volume 136 14 69 219 19 786 106 21 932 37 13 31 81 57 1164 35 8 1264 2496
% App. Total 62.1 6.4 31.5 2 84.3 11.4 2.3 45.7 16 38.3 4.5 92.1 2.8 0.6
PHF .850 .500 .863 .855 .528 .954 .828 .656 .955 .771 .650 .861 .920 .838 .901 .729 .667 .905 .953
Passons Boulevard Telegraph Road Telegraph Road Passons Boulevard
Right
69
Thru
14
Left
136
InOut Total
176 219 395 Right106 Thru786 Left19 U-Turns21 OutTotalIn1331 932 2263 Left
37
Thru
13
Right
31
Out TotalIn
68 81 149 Left57 Thru1164 Right35 U-Turns8 TotalOutIn892 1264 2156 Peak Hour Begins at 05:00 PM
Vehicles
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 97
File Name : PassonsBlvd_TelegraphRd_BP
Site Code : 00000000
Start Date : 10/19/2022
Page No : 1
Groups Printed- Pedestrians and Bikes
Passons Boulevard
South Leg
Telegraph Road
West Leg
Passons Boulevard
North Leg
Telegraph Road
East Leg
Start Time Bikes Peds Bikes Peds Bikes Peds Bikes Peds Int. Total
11:30 AM 0 0 1 1 1 2 0 1 6
11:45 AM 0 3 0 3 0 1 0 0 7
Total 0 3 1 4 1 3 0 1 13
12:00 PM 0 0 0 1 0 0 0 0 1
12:15 PM 0 2 0 0 0 3 0 0 5
12:30 PM 0 1 0 0 0 0 0 0 1
12:45 PM 1 2 0 2 1 1 0 0 7
Total 1 5 0 3 1 4 0 0 14
01:00 PM 0 6 1 1 0 1 0 0 9
01:15 PM 2 2 0 1 0 2 0 0 7
Total 2 8 1 2 0 3 0 0 16
04:00 PM 0 9 0 10 1 9 0 0 29
04:15 PM 0 1 0 2 0 2 0 0 5
04:30 PM 0 2 0 1 2 1 0 0 6
04:45 PM 2 3 0 3 1 5 0 0 14
Total 2 15 0 16 4 17 0 0 54
05:00 PM 1 1 0 5 2 0 0 0 9
05:15 PM 1 3 0 2 1 3 0 0 10
05:30 PM 1 3 1 3 0 2 0 0 10
05:45 PM 0 2 0 1 2 0 0 0 5
Total 3 9 1 11 5 5 0 0 34
Grand Total 8 40 3 36 11 32 0 1 131
Apprch %16.7 83.3 7.7 92.3 25.6 74.4 0 100
Total %6.1 30.5 2.3 27.5 8.4 24.4 0 0.8
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 98
File Name : PassonsBlvd_TelegraphRd_BP
Site Code : 00000000
Start Date : 10/19/2022
Page No : 2
Passons Boulevard
South Leg
Telegraph Road
West Leg
Passons Boulevard
North Leg
Telegraph Road
East Leg
Start Time Bikes Peds App. Total Bikes Peds App. Total Bikes Peds App. Total Bikes Peds App. Total Int. Total
Peak Hour Analysis From 11:30 AM to 01:15 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 12:30 PM
12:30 PM 0 1 1 0 0 0 0 0 0 0 0 0 1
12:45 PM 1 2 3 0 2 2 1 1 2 0 0 0 7
01:00 PM 0 6 6 1 1 2 0 1 1 0 0 0 9
01:15 PM 2 2 4 0 1 1 0 2 2 0 0 0 7
Total Volume 3 11 14 1 4 5 1 4 5 0 0 0 24
% App. Total 21.4 78.6 20 80 20 80 0 0
PHF .375 .458 .583 .250 .500 .625 .250 .500 .625 .000 .000 .000 .667
Passons Boulevard Telegraph Road Telegraph Road Passons Boulevard
Thru
3
Peds
11
InOut Total
1 14 15 Thru1 U-Turns4 OutTotalIn0 5 5 Thru
1
Peds
4
Out TotalIn
3 5 8 Thru0 U-Turns0 TotalOutIn1 0 1 Peak Hour Begins at 12:30 PM
Pedestrians and Bikes
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 99
File Name : PassonsBlvd_TelegraphRd_BP
Site Code : 00000000
Start Date : 10/19/2022
Page No : 3
Passons Boulevard
South Leg
Telegraph Road
West Leg
Passons Boulevard
North Leg
Telegraph Road
East Leg
Start Time Bikes Peds App.
Total Bikes Peds App.
Total Bikes Peds App.
Total Bikes Peds App.
Total Int. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:00 PM
04:00 PM 0 9 9 0 10 10 1 9 10 0 0 0 29
04:15 PM 0 1 1 0 2 2 0 2 2 0 0 0 5
04:30 PM 0 2 2 0 1 1 2 1 3 0 0 0 6
04:45 PM 2 3 5 0 3 3 1 5 6 0 0 0 14
Total Volume 2 15 17 0 16 16 4 17 21 0 0 0 54
% App. Total 11.8 88.2 0 100 19 81 0 0
PHF .250 .417 .472 .000 .400 .400 .500 .472 .525 .000 .000 .000 .466
Passons Boulevard Telegraph Road Telegraph Road Passons Boulevard
Thru
2
Peds
15
InOut Total
4 17 21 Thru0 U-Turns16 OutTotalIn0 16 16 Thru
4
Peds
17
Out TotalIn
2 21 23 Thru0 U-Turns0 TotalOutIn0 0 0 Peak Hour Begins at 04:00 PM
Pedestrians and Bikes
Peak Hour Data
North
CITY TRAFFIC COUNTERS
WWW.CTCOUNTERS.COM
PC AGENDA PAGE 100
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-22-4499-1
Serapis Avenue/Telegraph Road Chick-fil-A Project
APPENDIX C
ICU AND LEVELS OF SERVICE EXPLANATION
ICU DATA WORKSHEETS –
WEEKDAY MID-DAY AND PM PEAK HOURS
PC AGENDA PAGE 101
INTERSECTION CAPACITY UTILIZATION (ICU) DESCRIPTION
Level of Service is a term used to describe prevailing conditions and their effect on traffic. Broadly interpreted, the Levels of Service
concept denotes any one of a number of differing combinations of operating conditions which may occur as a roadway is
accommodating various traffic volumes. Level of Service is a qualitative measure of the effect of such factors as travel speed, travel
time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience.
Six Levels of Service, A through F, have been defined in the 1965 Highway Capacity Manual, published by the Transportation Research
Board. Level of Service A describes a condition of free flow, with low traffic volumes and relatively high speeds, while Level of Service
F describes forced traffic flow at low speeds with jammed conditions and queues which cannot clear during the green phases.
The Intersection Capacity Utilization (ICU) method of intersection capacity analysis has been used in our studies. It directly relates
traffic demand and available capacity for key intersection movements, regardless of present signal timing, The capacity per hour of
green time for each approach is calculated based on the methods of the Highway Capacity Manual. The proportion of total signal time
needed by each key movement is determined and compared to the total time available (100 percent of the hour). The result of summing
the requirements of the conflicting key movements plus an allowance for clearance times is expressed as a decimal fraction. Conflicting
key traffic movements are those opposing movements whose combined green time requirements are greatest.
The resulting ICU represents the proportion of the total hour required to accommodate intersection demand volumes if the key
conflicting traffic movements are operating at capacity. Other movements may be operating near capacity, or may be operating at
significantly better levels. The ICU may be translated to a Level of Service as tabulated below.
The Levels of Service (abbreviated from the Highway Capacity Manual) are listed here with their corresponding ICU and Load Factor
equivalents. Load Factor is that proportion of the signal cycles during the peak hour which are fully loaded; i.e. when all of the vehicles
waiting at the beginning of green are not able to clear on that green phase.
Intersection Capacity Utilization Characteristics
Level of Service Load Factor Equivalent ICU
A 0.0 0.00 - 0.60
B 0.0 - 0.1 0.61 - 0.70
C 0.1 - 0.3 0.71 - 0.80
D 0.3 - 0.7 0.81 - 0.90
E 0.7 - 1.0 0.91 - 1.00
F Not Applicable Not Applicable
SERVICE LEVEL A
There are no loaded cycles and few are even close to loaded at this service level. No approach phase is fully utilized by traffic and no
vehicle waits longer than one red indication.
SERVICE LEVEL B
This level represents stable operation where an occasional approach phase is fully utilized and a substantial number are approaching full
use. Many drivers begin to feel restricted within platoons of vehicles.
SERVICE LEVEL C
At this level stable operation continues. Loading is still intermittent but more frequent than at Level B. Occasionally drivers may have
to wait through more than one red signal indication and backups may develop behind turning vehicles. Most drivers feel somewhat
restricted, but not objectionably so.
SERVICE LEVEL D
This level encompasses a zone of increasing restriction approaching instability at the intersection. Delays to approaching vehicles may
be substantial during short peaks within the peak hour, but enough cycles with lower demand occur to permit periodic clearance of
queues, thus preventing excessive backups. Drivers frequently have to wait through more than one red signal. This level is the lower
limit of acceptable operation to most drivers.
SERVICE LEVEL E
This represents near capacity and capacity operation. At capacity (ICU = 1.0) it represents the most vehicles that the particular
intersection can accommodate. However, full utilization of every signal cycle is seldom attained no matter how great the demand. At
this level all drivers wait through more than one red signal, and frequently through several.
SERVICE LEVEL F
Jammed conditions. Traffic backed up from a downstream location on one of the street restricts or prevents movement of traffic through
the intersection under consideration.
PC AGENDA PAGE 102
LINSCOTT, LAW & GREENSPAN, ENGINEERS
600 S. Lake Avenue, Ste 500, Pasadena 91106
(626) 796.2322 Fax (626) 792.0941 INTERSECTION CAPACITY UTILIZATION
Serapis Avenue @ Telegraph Road
N-S St:Serapis Avenue Peak hr:MID-DAY Date:11/21/2022
E-W St:Telegraph Road Annual Growth:1.00%Existing Year:2022
Project:Serapis Avenue/Telegraph Road Chick-fil-A Project/1-22-4499-1 Projection Year:2024
File:ICU1
2022 EXISTING TRAFFIC 2022 EXISTING WITH PROJECT 2024 FUTURE PRE-PROJECT 2024 FUTURE WITH PROJECT 2024 FUTURE W/ PROJECT + MITIGATION
Added Added
1 2 V/C Added Total 2 V/C Amb. Grow.Rel. Proj.Total 2 V/C Added Total 2 V/C
Movement Volume Capacity Ratio Volume Volume Capacity Ratio Volume Volume Volume Capacity Ratio Volume Volume Capacity Ratio
NB Left 74 0 0.046 *29 103 0 0.064 *1 0 75 0 0.047 *29 104 0 0.065 *
NB Thru 5 1600 0.064 0 5 1600 0.089 0 0 5 1600 0.065 0 5 1600 0.090
NB Right 24 0 0.000 11 35 0 0.000 0 0 24 0 0.000 11 35 0 0.000
SB Left 56 0 0.035 0 56 0 0.035 1 1 58 0 0.036 0 58 0 0.036
SB Thru 8 1600 0.081 *3 11 1600 0.083 *0 0 8 1600 0.083 *3 11 1600 0.085 *
SB Right 66 0 0.000 0 66 0 0.000 1 0 67 0 0.000 0 67 0 0.000
EB Left 72 1600 0.045 *3 75 1600 0.047 *1 0 73 1600 0.046 *3 76 1600 0.048 *
EB Thru [3]689 3200 0.215 8 697 3200 0.218 14 21 724 3200 0.226 8 732 3200 0.229
EB Right [3]67 1600 0.042 0 67 1600 0.042 1 0 68 1600 0.043 0 68 1600 0.043
WB Left 30 1600 0.019 20 50 1600 0.031 1 0 31 1600 0.019 20 51 1600 0.032
WB Thru [4]768 3200 0.240 *0 768 3200 0.240 *15 14 797 3200 0.249 *0 797 3200 0.249 *
WB Right [4]30 1600 0.019 0 30 1600 0.019 1 1 32 1600 0.020 0 32 1600 0.020
Yellow Allowance 0.100 *0.100 *0.100 *0.100 *
ICU 0.513 0.534 0.525 0.547
LOS A A A A
*Key conflicting movement as a part of ICU
1 Counts conducted by: City Traffic Counters
2 Capacity expressed in veh/hour of green
3 Eastbound parking restrictions (TANS 4-6P)
4 Westbound parking restrictions (1HR Pkg 9A-10P)PC AGENDA PAGE 103
LINSCOTT, LAW & GREENSPAN, ENGINEERS
600 S. Lake Avenue, Ste 500, Pasadena 91106
(626) 796.2322 Fax (626) 792.0941 INTERSECTION CAPACITY UTILIZATION
Serapis Avenue @ Telegraph Road
N-S St:Serapis Avenue Peak hr:PM Date:11/21/2022
E-W St:Telegraph Road Annual Growth:1.00%Existing Year:2022
Project:Serapis Avenue/Telegraph Road Chick-fil-A Project/1-22-4499-1 Projection Year:2024
File:ICU1
2022 EXISTING TRAFFIC 2022 EXISTING WITH PROJECT 2024 FUTURE PRE-PROJECT 2024 FUTURE WITH PROJECT 2024 FUTURE W/ PROJECT + MITIGATION
Added Added
1 2 V/C Added Total 2 V/C Amb. Grow.Rel. Proj.Total 2 V/C Added Total 2 V/C
Movement Volume Capacity Ratio Volume Volume Capacity Ratio Volume Volume Volume Capacity Ratio Volume Volume Capacity Ratio
NB Left 89 0 0.056 *26 115 0 0.072 *2 0 91 0 0.057 *26 117 0 0.073 *
NB Thru 8 1600 0.073 0 8 1600 0.095 0 0 8 1600 0.074 0 8 1600 0.096
NB Right 19 0 0.000 10 29 0 0.000 0 0 19 0 0.000 10 29 0 0.000
SB Left 99 0 0.062 0 99 0 0.062 2 0 101 0 0.063 0 101 0 0.063
SB Thru 21 1600 0.134 *2 23 1600 0.135 *0 0 21 1600 0.136 *2 23 1600 0.138 *
SB Right 94 0 0.000 0 94 0 0.000 2 0 96 0 0.000 0 96 0 0.000
EB Left 81 1600 0.051 *2 83 1600 0.052 *2 0 83 1600 0.052 *2 85 1600 0.053 *
EB Thru [3]1224 4800 0.273 7 1231 4800 0.274 25 18 1267 4800 0.282 7 1274 4800 0.283
EB Right [3]84 0 0.000 0 84 0 0.000 2 0 86 0 0.000 0 86 0 0.000
WB Left 27 1600 0.017 14 41 1600 0.026 1 0 28 1600 0.018 14 42 1600 0.026
WB Thru [4]1019 3200 0.318 *0 1019 3200 0.318 *20 14 1053 3200 0.329 *0 1053 3200 0.329 *
WB Right [4]23 1600 0.014 0 23 1600 0.014 0 1 24 1600 0.015 0 24 1600 0.015
Yellow Allowance 0.100 *0.100 *0.100 *0.100 *
ICU 0.658 0.677 0.674 0.693
LOS B B B B
*Key conflicting movement as a part of ICU
1 Counts conducted by: City Traffic Counters
2 Capacity expressed in veh/hour of green
3 Eastbound parking restrictions (TANS 4-6P)
4 Westbound parking restrictions (1HR Pkg 9A-10P)PC AGENDA PAGE 104
LINSCOTT, LAW & GREENSPAN, ENGINEERS
600 S. Lake Avenue, Ste 500, Pasadena 91106
(626) 796.2322 Fax (626) 792.0941 INTERSECTION CAPACITY UTILIZATION
Passons Boulevard @ Telegraph Road
N-S St:Passons Boulevard Peak hr:MID-DAY Date:11/21/2022
E-W St:Telegraph Road Annual Growth:1.00%Existing Year:2022
Project:Serapis Avenue/Telegraph Road Chick-fil-A Project/1-22-4499-1 Projection Year:2024
File:ICU2
2022 EXISTING TRAFFIC 2022 EXISTING WITH PROJECT 2024 FUTURE PRE-PROJECT 2024 FUTURE WITH PROJECT 2024 FUTURE W/ PROJECT + MITIGATION
Added Added
1 2 V/C Added Total 2 V/C Amb. Grow.Rel. Proj.Total 2 V/C Added Total 2 V/C
Movement Volume Capacity Ratio Volume Volume Capacity Ratio Volume Volume Volume Capacity Ratio Volume Volume Capacity Ratio
NB Left 37 0 0.023 *0 37 0 0.023 *1 0 38 0 0.024 *0 38 0 0.024 *
NB Thru 11 1600 0.042 0 11 1600 0.042 0 0 11 1600 0.043 0 11 1600 0.043
NB Right 19 0 0.000 0 19 0 0.000 0 0 19 0 0.000 0 19 0 0.000
SB Left 78 0 0.049 0 78 0 0.049 2 3 83 0 0.052 0 83 0 0.052
SB Thru 13 1600 0.097 *0 13 1600 0.098 *0 0 13 1600 0.101 *0 13 1600 0.102 *
SB Right 64 0 0.000 2 66 0 0.000 1 0 65 0 0.000 2 67 0 0.000
EB Left 37 1600 0.023 2 39 1600 0.024 1 0 38 1600 0.024 2 40 1600 0.025
EB Thru [3]667 3200 0.208 *6 673 3200 0.210 *13 22 702 3200 0.219 *6 708 3200 0.221 *
EB Right [3]37 1600 0.023 0 37 1600 0.023 1 0 38 1600 0.024 0 38 1600 0.024
WB Left 39 1600 0.024 *0 39 1600 0.024 *1 6 46 1600 0.029 *0 46 1600 0.029 *
WB Thru [4]585 3200 0.183 6 591 3200 0.185 12 15 612 3200 0.191 6 618 3200 0.193
WB Right [4]58 1600 0.036 0 58 1600 0.036 1 3 62 1600 0.039 0 62 1600 0.039
Yellow Allowance 0.100 *0.100 *0.100 *0.100 *
ICU 0.453 0.456 0.473 0.476
LOS A A A A
*Key conflicting movement as a part of ICU
1 Counts conducted by: City Traffic Counters
2 Capacity expressed in veh/hour of green
3 Eastbound parking restrictions (TANS 4-6P)
4 Westbound parking restrictions (1HR Pkg 9A-10P)PC AGENDA PAGE 105
LINSCOTT, LAW & GREENSPAN, ENGINEERS
600 S. Lake Avenue, Ste 500, Pasadena 91106
(626) 796.2322 Fax (626) 792.0941 INTERSECTION CAPACITY UTILIZATION
Passons Boulevard @ Telegraph Road
N-S St:Passons Boulevard Peak hr:PM Date:11/21/2022
E-W St:Telegraph Road Annual Growth:1.00%Existing Year:2022
Project:Serapis Avenue/Telegraph Road Chick-fil-A Project/1-22-4499-1 Projection Year:2024
File:ICU2
2022 EXISTING TRAFFIC 2022 EXISTING WITH PROJECT 2024 FUTURE PRE-PROJECT 2024 FUTURE WITH PROJECT 2024 FUTURE W/ PROJECT + MITIGATION
Added Added
1 2 V/C Added Total 2 V/C Amb. Grow.Rel. Proj.Total 2 V/C Added Total 2 V/C
Movement Volume Capacity Ratio Volume Volume Capacity Ratio Volume Volume Volume Capacity Ratio Volume Volume Capacity Ratio
NB Left 37 0 0.023 *0 37 0 0.023 *1 0 38 0 0.024 *0 38 0 0.024 *
NB Thru 13 1600 0.051 0 13 1600 0.051 0 0 13 1600 0.052 0 13 1600 0.052
NB Right 31 0 0.000 0 31 0 0.000 1 0 32 0 0.000 0 32 0 0.000
SB Left 136 0 0.085 0 136 0 0.085 3 2 141 0 0.088 0 141 0 0.088
SB Thru 14 1600 0.137 *0 14 1600 0.138 *0 0 14 1600 0.141 *0 14 1600 0.142 *
SB Right 69 0 0.000 2 71 0 0.000 1 0 70 0 0.000 2 72 0 0.000
EB Left 65 1600 0.041 *2 67 1600 0.042 *1 0 66 1600 0.041 *2 68 1600 0.043 *
EB Thru [3]1164 4800 0.250 6 1170 4800 0.251 23 19 1206 4800 0.259 6 1212 4800 0.260
EB Right [3]35 0 0.000 0 35 0 0.000 1 0 36 0 0.000 0 36 0 0.000
WB Left 40 1600 0.025 0 40 1600 0.025 1 4 45 1600 0.028 0 45 1600 0.028
WB Thru [4]786 3200 0.246 *5 791 3200 0.247 *16 15 817 3200 0.255 *5 822 3200 0.257 *
WB Right [4]106 1600 0.066 0 106 1600 0.066 2 3 111 1600 0.069 0 111 1600 0.069
Yellow Allowance 0.100 *0.100 *0.100 *0.100 *
ICU 0.546 0.550 0.561 0.565
LOS A A A A
*Key conflicting movement as a part of ICU
1 Counts conducted by: City Traffic Counters
2 Capacity expressed in veh/hour of green
3 Eastbound parking restrictions (TANS 4-6P)
4 Westbound parking restrictions (1HR Pkg 9A-10P)PC AGENDA PAGE 106
CODE INFORMATION DRAWING INDEX
5200 Buffington Road
Atlanta, Georgia 30349-2998
Phone: (404) 765-8000
Fax: (404) 684-8550
9148 TELEGRAPH ROAD
DOWNEY, CA 90240
VICINITY MAP
NOT TO SCALE1
BUILDING CODE:2019 CALIFORNIA BUILDING CODE
PLUMBING CODE:2019 CALIFORNIA PLUMBING CODE
MECHANICAL CODE:2019 CALIFORNIA MECHANICAL CODE
ELECTRICAL CODE:2019 CALIFORNIA ELECTRICAL CODE
ACCESSIBILITY CODE:2019 CALIFORNIA BUILDING CODE
ENERGY CODE:2019 CALIFORNIA ENERGY CODE
FIRE CODE:2019 CALIFORNIA FIRE CODE
GAS CODE:2019 CALIFORNIA PLUMBING CODE
-TITLE PAGE
-SITE PLAN
-FLOOR PLAN
-B&W ELEVATIONS
-LANDSCAPE PLANS
-QUEUEING/VEHICLE STACKING PLAN
-RENDERING PACKAGE
BUILDING DATA
Architect:
C.R.H.O.
1833 17TH STREET; SUITE 301
SANTA ANA, CA. 92705
PHONE: (714) 832-1834
FAX: (714) 832-1910
CONTACT: russell hatfield
E-MAIL: russell@CRHO.COM
Landscape Architect:
JOHN HOURIAN & ASSOC.
107 AVENIDA MIRAMAR, SUITE "D"
SAN CLEMENTE, CA 92672
PHONE: (949) 489-5623
FAX: (949) 489-5632
CONTACT: JOHN HOURIAN
E-MAIL: team@hourianassociates.com
OCCUPANCY:A2 (RESTAURANT)
CONSTRUCTION TYPE:V-B
SITE AREA:73,870 s.f.
FIRE SPRINKLERED:YES
BUILDING AREA:4,777 s.f.
FAR:.064
ZONING:C-2 COMMERCIAL
Civil Engineer:
TRUXAW AND ASSOCIATES
1915 W. ORANGEWOOD AVE.
SUITE 101
ORANGE, CA 92868
PHONE: (714) 935-0265
CONTACT: RANDY DECKER
E-MAIL: randydecker@truxaw.com
APN:6388-004-019 & 6388-004-017
PARKING
PARKING SPACES REQUIRED:53
BASIS : 1 SPACE/ 100 S.F.
BUILDING AREA + PATIO AREA (4,777 + 574) / 100 = 53
PARKING SPACES PROVIDED:
STANDARD SPACES:54
ACCESSIBLE SPACES: 3
EV SPACES: 4
TOTAL PARKING SPACED PROVIDED:61
SHORT-TERM BICYCLE SPACE REQUIRED:
BASIS: 5% TOTAL PARKING SPACE
(MINIMUM 2)61 X 5% = 4
LONG-TERM BICYCLE SPACE REQUIRED:
BASIS: 5% TOTAL PARKING SPACE
(MINIMUM 2)61 X 5% = 4
TOTAL BICYCLE SPACES PROVIDED:6 SHORT-TERM +
4 LONG-TERM)
CAR STACK SPACES PROVIDED :44
Information contained on this drawing and in all
digital files produced for above named project
may not be reproduced in any manner without
express written or verbal consent from
authorized project representatives.
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
NO.DATE DESCRIPTIONTELEGRAPH & SERAPIS FSU
REVISION SCHEDULE
CUP SUBMITTAL9148 TELEGRAPH RD.DOWNEY, CA
A
05164FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
PC AGENDA PAGE 107
NOPARKINGPARKINGNOCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVEVCHARGINGONLYEVCHARGINGONLYEVCHARGINGONLYTELEGRAPH ROAD(P U B LIC S T R E E T )SERAPISAVENUE(PUBLICSTREET)P/L
P/L
P/L P/L
P/L
P/L
P/L
T WMFDCPBPB P B
WMGM DS
WVLC
LC
LCLC1
2
2
2 2
2
222
2
2
3
4
6
58
7 7
9
10
10
12
13
11
12
14
15
15
15
17
1819
20
16
16
19
2020
20
20
20
21
22
21
23
25
30
23
23
24
24
26
27
28
29
31
32
31
32
33
2715'-0"BLDG.SETBACK5'-0"
BLDG.
SETBACK
46'-0"BLDG. SETBACK5'-5"10'-6"3'-0"10'-6"2'-0"14'-7"43'-2 1/2"9'-11"20'-0"25'-0"20'-0"20'-0"25'-0"10'-0"TYP.9'-0"36'-0"18'-0"TYP.9'-0"6'-0"7'-0"6'-0"39'-6"18'-0"
37'-6"
TYP.
9'-0"9'-0"5'-0"9'-0"8'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"12'-0"5'-0"9'-0"
20'-0"26'-6"25'-0"25'-0"
TYP.
9'-0"
TYP.
9'-0"
23'-4"10'-0"
3'-0"
10'-0"
2'-0"
8 7/8"124'-9"
2'-0"
10'-6"
3'-0"
10'-6"
3'-0"
10'-6"14'-0"13'-6"12'-0"SITE PLAN LEGEND
PROPERTY LINE
BUILDING LINE
6" CURB & GUTTER
SIDEWALK
ACCESSIBLE PATH OF TRAVEL
4" WIDE DIAGONAL STRIPPING
EASEMENT LINE
CHICK FIL A'S LIMIT OF WORK
1 TRASH ENCLOSURE WITH STORAGE AREA. RE: A-103
4 EXISTING POLE SIGN TO REMAIN TO BE REFACED
3 SHORT TERM BIKE PARKING, 4 BIKE RACKS (8 SPACES). RE: 1E/A-100
PEDESTRIAN SIGN BY ONWER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS5
TRANSFORMER PAD. RE: CIVIL & ELECTRICAL PLANS6
7
ACCESSIBLE SPACES, STRIPING, SIGNAGE AND RAMPS. RE: CIVIL PLANS8
9
CONCRETE SIDEWALK. RE: CIVIL PLANS10
HEIGHT CLEARANCE ARM BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS11
DIRECTIONAL SIGN BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS12
GAS METER. RE: CIVIL PLANS13
GREASE INTERCEPTOR. RE: PLUMBING AND CIVIL PLANS14
SITE PLAN KEYNOTES
15
FUTURE EV CHARGER. RE: ELECTRICAL PLANS16
OUTSIDE MEAL DELIVERY CANOPY BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS17
VAN ACCESSIBLE EVCS SPACE18
STANDARD ACCESSIBLE EVCS SPACE19
DRIVE-THRU MENU BOARDS BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS
DESIGNAGED PARKING FOR CLEAN AIR VEHICLES20
21
22
NEW RETAINING WALL. RE: CIVIL PLANS
23
FLAG POLE BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS
24
2'-0" STRIPED WALKWAY FOR TEAM MEMBER. RE: CIVIL PLANS
25 UNDERGROUND INFILTRATION BMP. RE: CIVIL PLANS
27
28
26
RECONSTRUCT NEIGHBOR'S TRASH ENCLOSURE. RE: CIVIL PLANS
3'-0" STRIPED WALKWAY FOR TEAM MEMBER. RE: CIVIL PLANS
2 LOT LIGHT. RE: ELECTRICAL
EXISTING RETAINING WALL TO REMAIN. RE: CIVIL PLANS
6'-0" W. STRIPED CROSSWALK. RE: CIVIL PLANS
3'-0" W. STRIPED CROSSWALK. RE: CIVIL PLANS
29
OUTDOOR DINING AREA WITH OPEN TRELLIS ABOVE. RE:30
SAFETY POST AND MOUNT WITH MAGNETIC DELINEATOR BASE.31
TEAM MEMBER CROSSING FLEX SIGN
32 MOVEABLE DELINEATOR WITH RUBBER BASE MAX. 15'-0" O.C.
33
34
MDP CABINET. RE: ELECTRICAL PLANS
EV CHARGER. RE: ELECTRICAL PLANS
PARKING
1.PARKING REQUIRED:53 SPACES
BASIS: 1 SPACE PER 100 SF OF GFA (4,777 S.F. + 574 S.F.) /100
BUILDING AREA:4,777 S.F.
OUTDOOR SEATING AREA:574 S.F.
ACC. SPACES REQUIRED:3 SPACES
EV CAPABLE SPACES REQUIRED:13 SPACES (INCLUDING 3 EVCS -1 VAN ACC. EVCS & 2 STANDARD EVCS)
2.PARKING PROVIDED:61 SPACES
STANDARD SPACES:45 SPACES
ACC. SPACES:3 SPACES
DESIGNATED PARKING FOR CLEAN AIR VEHICLES:13 SPACES (INCLUDING 3 EVCS -1 VAN ACC EVCS & 2 STANDARD EVCS)
4.SHORT TERM & LONG TERM BICYCLES PARKING (5% OF REQUIRED AUTOMOBILE PARKING)
SHORT TERM BICYCLE SPACES REQUIRED:4 SPACES
SHORT TERM BICYCLE SPACES PROVIDED:3 BIKE RACKS (6 SPACES)
5.LONG TERM BICYCLE SPACES REQUIRED:4 SPACES
LONG TERM BICYCLE SPACES PROVIDED:4 SPACES (INSIDE REFUSE ENCLOSURE STORAGE, SEE A-103)
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
CONSULTANT PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
REVISION SCHEDULE
A
1234
B
C
D
E
A
B
C
D
E
1234
CHICK-FIL-ABUILDING TYPE / SIZE:
RELEASE:
#1/30/2023 3:47:33 PMAutodesk Docs://CA_05164_Telegraph & Serapis FSU_2023.1_FSR/05164_Telegraph & Serapis FSU_ARC.rvt
A-100
SITE PLAN
DESIGN DEVELOPMENT
01/20/23
AuthorTELEGRAPH & SERAPIS
051649148 TELEGRAPH ROADDOWNEY, CA 9024010-LE-05164-A-100-SITE PLAN
21-172
22.05
P13 LE LRG
FSR
NO.DATE DESCRIPTION
1" = 20'-0"
SITE PLAN1A
NORTHPC AGENDA PAGE 108
PC AGENDA PAGE 109
PC AGENDA PAGE 110
TELEGRAPH RD.SERAPIS AVEPEDESTRIANSIGNOUTSIDE MEALDELIVERY(OMD) CANOPYTRASH ENCLOSUREW/ STORAGE ROOM &LONG TERM BIKERACKS (TYP. 4)HEIGHT CLEARANCEBAROUTDOOR DININGAREA W/ OPENTRELLIS ABOVELOT LIGHTS, TYP.GREASEINTERCEPTORBIKE RACKSFLAG POLEEXISTING POLESIGN TO REMAINAND TO BEREFACEDTRANSFORMERT10-04-22Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.ARCHITECT'S PROJECT #PRINTED FORDATESHEETSHEET NUMBERDRAWN BYChick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998NO.DATEDESCRIPTIONTELEGRAPH & SERAPIS FSUREVISION SCHEDULECUP SUBMITTAL
9148 TELEGRAPH RD.
DOWNEY, CAA05164FSR#CHICK-FIL-A
21-1721BCDEABCDE2341234CUP Submittal-- 04/18/22 CUP SubmittalDateRenewal DateSignature12889-30-2310-04-22hourianassociates,landscape architecture + design san clemente | santa barbara, californiainc. o: 949.489.5623 f: 858.810.0335RA/JGHL1.0PRELIMINARYLANDSCAPE PLANPC AGENDA PAGE 111
NOPARKINGPARKINGNOCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVCLEANAIR/VANPOOL/EVEVCHARGINGONLYEVCHARGINGONLYEVCHARGINGONLYTELEGRAPH ROAD(P U B LIC S T R E E T )SERAPISAVENUE(PUBLICSTREET)P/L
P/L
P/L P/L
P/L
P/L
P/L
TWMFDCPBPB P B
WMGM DS
WVLC
LC
LCLC1
2
2
2 2
2
222
2
2
3
4
6
58
7 7
9
10
10
12
13
11
12
14
15
15
15
17
1819
20
16
16
19
2020
20
20
20
21
22
21
23
25
30
23
23
24
24
26
27
28
29
31
32
31
32
33
2715'-0"BLDG.SETBACK5'-0"
BLDG.
SETBACK
46'-0"BLDG. SETBACK5'-5"10'-6"3'-0"10'-6"2'-0"14'-7"43'-2"9'-11 1/2"20'-0"25'-0"20'-0"20'-0"25'-0"10'-0"TYP.9'-0"36'-0"18'-0"TYP.9'-0"6'-0"7'-0"6'-0"39'-6"18'-0"
37'-6"
TYP.
9'-0"9'-0"5'-0"9'-0"8'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"12'-0"5'-0"9'-0"
20'-0"26'-6"25'-0"25'-0"
TYP.
9'-0"
TYP.
9'-0"
23'-4"10'-0"
3'-0"
10'-0"
2'-0"
9"124'-9"
2'-0"
10'-6"
3'-0"
10'-6"
3'-0"
10'-6"14'-0"13'-6"12'-0"SITE PLAN LEGEND
PROPERTY LINE
BUILDING LINE
6" CURB & GUTTER
SIDEWALK
ACCESSIBLE PATH OF TRAVEL
4" WIDE DIAGONAL STRIPPING
EASEMENT LINE
CHICK FIL A'S LIMIT OF WORK
1 TRASH ENCLOSURE WITH STORAGE AREA. RE: A-102
4 EXISTING POLE SIGN TO REMAIN TO BE REFACED
3 SHORT TERM BIKE PARKING, 4 BIKE RACKS (8 SPACES). RE: 1D/A-100
PEDESTRIAN SIGN BY ONWER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS5
TRANSFORMER PAD. RE: CIVIL & ELECTRICAL PLANS6
7
ACCESSIBLE SPACES, STRIPING, SIGNAGE AND RAMPS. RE: CIVIL PLANS8
9
CONCRETE SIDEWALK. RE: CIVIL PLANS10
HEIGHT CLEARANCE ARM BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS11
DIRECTIONAL SIGN BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS12
GAS METER. RE: CIVIL PLANS13
GREASE INTERCEPTOR. RE: PLUMBING AND CIVIL PLANS14
SITE PLAN KEYNOTES
15
FUTURE EV CHARGER. RE: ELECTRICAL PLANS16
OUTSIDE MEAL DELIVERY CANOPY BY OWNER, UNDER SEPARATE PERMIT. RE: A-10317
VAN ACCESSIBLE EVCS SPACE18
STANDARD ACCESSIBLE EVCS SPACE19
DRIVE-THRU MENU BOARDS BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS
DESIGNAGED PARKING FOR CLEAN AIR VEHICLES20
21
22
NEW RETAINING WALL. RE: CIVIL PLANS
23
FLAG POLE BY OWNER, UNDER SEPARATE PERMIT. RE: CIVIL PLANS
24
2'-0" STRIPED WALKWAY FOR TEAM MEMBER. RE: CIVIL PLANS
25 UNDERGROUND INFILTRATION BMP. RE: CIVIL PLANS
27
28
26
RECONSTRUCT NEIGHBOR'S TRASH ENCLOSURE. RE: CIVIL PLANS
3'-0" STRIPED WALKWAY FOR TEAM MEMBER. RE: CIVIL PLANS
2 LOT LIGHT. RE: ELECTRICAL
EXISTING RETAINING WALL TO REMAIN. RE: CIVIL PLANS
6'-0" W. STRIPED CROSSWALK. RE: CIVIL PLANS
3'-0" W. STRIPED CROSSWALK. RE: CIVIL PLANS
29
OUTDOOR DINING AREA WITH OPEN TRELLIS ABOVE. RE:30
SAFETY POST AND MOUNT WITH MAGNETIC DELINEATOR BASE.31
TEAM MEMBER CROSSING FLEX SIGN
32 MOVEABLE DELINEATOR WITH RUBBER BASE MAX. 15'-0" O.C.
33
34
MDP CABINET. RE: ELECTRICAL PLANS
EV CHARGER. RE: ELECTRICAL PLANS
PARKING
1.PARKING REQUIRED:54 SPACES
BASIS: 1 SPACE PER 100 SF OF GFA (4,794 S.F. + 574 S.F.) /100
BUILDING AREA:4,794 S.F.
OUTDOOR SEATING AREA:574 S.F.
ACC. SPACES REQUIRED:3 SPACES
EV CAPABLE SPACES REQUIRED:13 SPACES (INCLUDING 3 EVCS -1 VAN ACC. EVCS & 2 STANDARD EVCS)
2.PARKING PROVIDED:61 SPACES
STANDARD SPACES:45 SPACES
ACC. SPACES:3 SPACES
DESIGNATED PARKING FOR CLEAN AIR VEHICLES:13 SPACES (INCLUDING 3 EVCS -1 VAN ACC EVCS & 2 STANDARD EVCS)
4.SHORT TERM & LONG TERM BICYCLES PARKING (5% OF REQUIRED AUTOMOBILE PARKING)
SHORT TERM BICYCLE SPACES REQUIRED:4 SPACES
SHORT TERM BICYCLE SPACES PROVIDED:3 BIKE RACKS (6 SPACES)
5.LONG TERM BICYCLE SPACES REQUIRED:4 SPACES
LONG TERM BICYCLE SPACES PROVIDED:4 SPACES (INSIDE REFUSE ENCLOSURE STORAGE, SEE A-103)
OLYMPIA BIKE RACK
MODEL: SKOLY, POWDER -COATED COLOR : DARK BRONZE
TOP VIEW SIDE VIEW
3"3'-0" TYPICAL 3"7"7"35.6".Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
Information contained on this drawing and in all digital files
produced for above named project may not be reproduced in
any manner without express written or verbal consent from
authorized project representatives.
CONSULTANT PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
REVISION SCHEDULE
A
1234
B
C
D
E
A
B
C
D
E
1234
CHICK-FIL-ABUILDING TYPE / SIZE:
RELEASE:
#2/16/2023 8:07:34 AMAutodesk Docs://CA_05164_Telegraph & Serapis FSU_2023.1_FSR/05164_Telegraph & Serapis FSU_ARC.rvt
A-100
SITE PLAN
DESIGN DEVELOPMENT
01/20/23
AuthorTELEGRAPH & SERAPIS
051649148 TELEGRAPH ROADDOWNEY, CA 9024010-LE-05164-A-100-SITE PLAN
21-172
22.05
P13 LE LRG
FSR
NO.DATE DESCRIPTION
1" = 20'-0"
SITE PLAN1A
NORTH3/4" = 1'-0"
BIKE RACK DETAIL1D
PC AGENDA PAGE 112
0 10 20 30EAST ELEVATION NORTH ELEVATION COLOR AND MATERIAL LEGENDWD-1STC-3Note:All roof top mechanical equipment shall be located inequipment well and screened from view by parapet walls.File Name: 21-172 Telegraph & Serapis- Color Elevations 04/04/2208/29/22 Resysta, Color: Siam (FVG C-14)Stucco - Color to Match : Dunn Edwards, DE6214 "Pigeon Gray" STC-1 Stucco - Color to Match: Dunn Edwards, DE6370 "Charcoal Smudge"AL-1 Aluminum Awning - Color: Dark BronzeSTC-2 Stucco - Color to Match: Dunn Edwards, DE358 "Milk Glass"G41 Translucent White Laminate Glass. MFR: BENDHEIM, MODEL: CRHO-1325ST-1 YKK Storefront System - Color: Dark Bronze23'-0"PRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAWEST ELEVATION SOUTH ELEVATIONStucco STC-2Wood Siding WD-1Canopy - AL-1Stucco STC-1Canopy - AL-1Stucco STC-2Stucco STC-3Translucent Laminate White Glass G41 Stucco STC-3Wood Siding WD-1Stucco STC-2Wood Siding WD-1Stucco STC-2 Translucent Laminate White Glass G41Stucco STC-1Wooding Siding WD-1Stucco STC-3PRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 113
SOUTHEAST VIEW04/04/2208/29/22File Name: 21-172 Telegraph & Serapis- Color ElevationsPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 114
SOUTHWEST VIEW04/04/2208/29/22File Name: 21-172 Telegraph & Serapis- Color ElevationsPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 115
NORTHEAST VIEW04/04/2208/29/22File Name: 21-172 Telegraph & Serapis- Color ElevationsPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 116
NORTHWEST VIEW04/04/2208/29/22File Name: 21-172 Telegraph & Serapis- Color ElevationsPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 117
BIRD'S EYE VIEW 1File Name: 21-172 Telegraph & Serapis- Color Elevations 04/04/2208/29/22PRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 118
BIRD'S EYE VIEW 204/04/2208/29/22File Name: 21-172 Telegraph & Serapis- Color ElevationsPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 119
BIRD'S EYE VIEW 3File Name: 21-172 Telegraph & Serapis- Color Elevations 04/04/2208/29/22PRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CAPRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 120
BIRD'S EYE VIEW 4File Name: 21-172 Telegraph & Serapis- Color Elevations 04/04/2208/29/22PRELIMINARY ELEVATIONSTelegraph & Serapis- Downey, CA
PC AGENDA PAGE 121
PC AGENDA PAGE 1
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A SITE PLAN REVIEW, CONDITIONAL USE
PERMIT, (PLN-22-00098) AND TENTIVE PARCEL MAP (PLN-21-00147),
ALLOWING THE EXPANSION OF AN EXISTING RELIGIOUS FACILITY
WITH SITE IMPROVEMENTS AND THE CONSOLIDATION OF TWO
ADJACENT PROPERTIES AT THE ADDRESS OF 12428 BENEDICT
AVENUE
BACKGROUND
The current religious facility was granted a CUP (CUP No. 05-65) by the Planning Commission
in June 15, 2005. This approval allowed an existing 1,300 square foot house to be demolished
to facilitate the construction of the current 1,600 square foot Mosque along with new parking
layout for the facility. The approval was based on a schedule of activities consisting of daily
prayer services (see Attachment D). The schedule anticipated number of people who would
attend the daily services with Fridays being the busiest day. Along with CUP No. 05-65, Design
Review application (DR. 05-87) was also issued in 2005 for the façade design to the 1,600
square foot Mosque structure that stands today. Since then, no changes have been made to the
site.
The subject site after the lot merger is 19,559 square feet with one street frontage east of
Benedict Avenue and north of Imperial Highway. The surrounding areas are variously zoned
which are summarized in the table below:
Land use Zone GP
North Light Manufacturing
business
Light Manufacturing
(M-1)
Manufacturing (M)
South Single-Family
Residences
General Commercial
(C-2)
Neighborhood
Commercial (NC)
East Multi-Unit Residential General Commercial
(C-2)
Neighborhood
Commercial (NC)
West Multi-Unit Residential Multiple-Family
Residential (R-3)
Medium Density
Residential (MDR)
PC AGENDA PAGE 2
On October 22nd, 2021 the applicant filed a request for a tentative parcel map to consolidate the
two adjacent properties with the current parcel. On July 27th, 2022 the applicant filed a request
for a Site Plan Review and Conditional Use Permit. On November 22nd, 2021 and August 25th,
2022, the application was deemed incomplete. On January 20th, 2023 the application was
deemed complete and was publicly noticed in the Downey Patriot on February 16th, 2023 and
mailed to all property owners within 500 feet of the subject property.
Subject Site
after Merger
Individual
Parcels
before Merger
PC AGENDA PAGE 3
Existing Front Elevation from Benedict Avenue
DISCUSSION
Site Plan Review
The SPR evaluates the proposed changes to the building’s exterior and circulation on site and
any additions of floor area greater than ten (10) percent. The applicant wishes to expand this
single-story use of a Religious Facility with a 1st floor addition of 1,864 square feet, a 2nd floor
addition of 3,052 square feet and a machine room located on the roof top disguised as
decorative architectural feature. The exterior improvements to this building will consist of a
smooth white stucco finish with a domical mosque architecture and a minaret, which is a slender
tower feature which is purely ornamental to the building. There will be two half dome structures
located on the roof at the front and rear of the building which will serve as vaulted ceilings
viewed from the interior and a small enclosed architectural feature towards the rear of the roof
which houses the mechanical equipment for the elevator. The floor area addition will include
office spaces on the 1st and 2nd floors, an increase in square footage to the prayer hall on the 1st
floor that has vaulted ceilings to the roof, and an elevator shaft towards the rear. The 2nd floor
will cantilever over towards the parking lot with multiple façade breaks. In addition to façade
improvements, the existing covered trash enclosure will be relocated to the south east corner of
the property.
The site circulation will be altered due to the consolidation of two adjacent properties. It is
important to note the homes are located in a commercial zone therefore making those
residential homes non-conforming uses. This consolidation will replace them with conforming
commercial uses as the properties are recycled and will provide sufficient area for additional
required parking and landscape areas. There will be a total of two entrances off of Benedict
Avenue, both with two-way driving isles located to the south of the building. The proposed
landscape plan follows the cities three-tiered system consisting of ground cover, shrubs, and
trees which will dramatically improve the aesthetics of the parking lot and improve public view of
the site and improve the aesthetics of the entire project site. The landscape will provide a
colorful contrast to the proposed white stucco of the building.
PC AGENDA PAGE 4
Proposed Front Isometric View from Benedict Avenue
Conditional Use Permit
The existing building has a CUP approval from 2005 (CUP No. 05-65) and was issued in
approval for a Religious Public Use. This new conditional use permit will supersede and replace
the previous approval for the continuation of use and based on the new square footages per the
provided specific design plans. The new building of 5,044 square feet will be the new total,
however the prayer sessions and children’s study sessions will be held in specific areas of the
building seven days a week at alternating times of the day. The children attending these study
sessions range in age from 6 to 14 years of age and will be “reciting and discussion of the
Koran and other holy books” as provided by the applicant, during each session. The schedule
provided for both services matches the previously approved schedule from 2005 and will not
overlap in times schedules.
PROPOSED SCHEDULE OF ACTIVITES – PRAYER SERVICE/CHILDREN’S STUDY SESSIONS
TABL E A - November through March
Activity Days Time
Prayer Service Sunday – Saturday 5 am – 6 am
Prayer Service Sunday – Thursday 1 pm – 1:30 pm
Prayer Service Saturday – Sunday 3 pm – 3:30 pm
Prayer Service Sunday – Saturday 5:15 pm – 5:45 pm
Prayer Service Sunday – Saturday 7:30 pm – 9:30 pm
Prayer Service Friday Only 1 pm – 2 pm
Children’ Studies Monday – Thursday 8 am – 12 pm
Children’ Studies Monday – Friday 3:45 pm – 5:00 pm
Children’ Studies Monday – Friday 6:pm – 7:15 pm
Children’ Studies Saturday – Sunday 10 am – 12 pm
PC AGENDA PAGE 5
TABLE B – April through October
(Daylight Saving Time)
Activity Days Time
Prayer Service Monday – Saturday 5 am – 6 am
Prayer Service Saturday – Thursday 1 pm – 1:30 pm
Prayer Service Friday Only 1 pm – 2 pm
Prayer Service Sunday – Saturday 6:30 pm – 7:30 pm
Prayer Service Sunday – Saturday 8 pm – 8:45 pm
Prayer Service Sunday – Saturday 9:15 pm – 10:30 pm
Children’ Studies Monday – Thursday 8 am – 12 pm
Children’ Studies Saturday – Sunday 10 am – 12 pm
Children’ Studies Monday – Friday 3:30 pm – 4:45 pm
Children’ Studies Monday – Friday 5 pm – 6:15 pm
It should be noted that the 15-minute time gap between activities only occurs in a few instances;
the time intervals separating activities for the rest of the day range from 30 minutes to two
hours. Furthering establishing a sufficient time gap between the different activities is knowing
that pray service worshipers usually only spend up to 10 minutes at each session even though
the Assembly Rooms are available for an hour.
As shown on the attached plans, there are two areas that will be used for prayer services on the
1st floor which are referenced on the plans as ‘prayer hall’ and ‘atrium’, both totaling an
assembly area of 1,702 square feet requiring a total of 23 parking spaces (one space for every
five persons based on maximum occupancy load factor of 15). In addition to the ‘prayer hall’ and
‘atrium’, these areas will also be used as classrooms for children’s study sessions along with a
‘meeting room’ located on the 2nd floor. Classroom used for children’s studies require 1.5
parking spaces per classroom requiring an additional 4 parking spaces. Lastly, the addition to
the building will include offices for members of the church which make up 843 square feet,
requiring a total of 3 parking spaces. The remaining square footage of the building is dedicated
to corridors and restrooms. The applicant meets the required number of 31 parking spaces and
has a surplus of 1 parking stall.
Tentative Parcel Map
As part of this project, Tentative Parcel Map No. 83742 will consolidate the neighboring two
adjacent properties (APN: 6283-016-062 & 6283-016-061) to the south along Benedict Avenue
with the existing lot. The current facility occupies an 8,997 square foot parcel. With the
consolidation of the two additional parcels, the facility will occupy a lot area of 19,599 square
feet. The two adjacent parcels are also zoned C-2. The existing residences on the two parcels
will be demolished to facilitate the additional parking spaces and trash enclosure for the
expanded Religious Facility. The minimum lot size for C-2 is 10,000 square feet and minimum
lot width and lot depth is 100’ x 100’. The newly merged parcel will have a width of 188’, depth
of102.24.
DEVELOPMENT REVIEW COMMITTEE
The project was reviewed by the Development Review Committee (DRC) on November 3rd,
2021 for the Tentative Parcel Map & August 18th, 2022 for Site Plan Review and Conditional
Use Permit applications. The project was discussed and evaluated as it pertains
to Planning, Police, Fire, Public Works, and Building and Safety matters. No departments
expressed concerns or opposition over the project, and issued standard conditions.
PC AGENDA PAGE 6
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, Conditional Use Permit, and Tentative
Parcel Map, for compliance with the California Environmental Quality Act (CEQA). Upon
completion of this review, staff has determined that this request has been found to be
Categorically Exempt from CEQA, pursuant to Guideline Section No. 15301 (Class 1 – Existing
Facilities) and No. 15315 (Class 15 – Minor Land Subdivisions). Class 1 exemptions consist of
additions to existing structures provided that the addition will not result to an increase of more
than 10,000 square feet and if the project is in an area where all public services and facilities
are available to allow for maximum development permissible in the General Plan and the area in
which the project is located is not environmentally sensitive. Class 15 exemptions consist of the
division of property in urbanized areas zoned commercial into four or fewer parcels when the
division is in conformance with the General Plan and zoning.
FINDINGS
Pursuant to Municipal Code Section 9820.08, there are seven findings that must be adopted
prior to approving a Site Plan Review application. 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.
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.
The proposed architecture uses quality materials that provide different elements to
achieve a domical style architecture for the mosque. This is a significant upgrade to the
existing religious facility that has remained the same since 2005. The redevelopment of
this site has the potential of serving as an example for higher quality of architecture for
future developments within the city. The quality of design, site layout, and landscaping
not only upgrades the subject property, but the surrounding areas as well.
B.The proposed development is in accordance with the purposes and objectives of
this article and the zone in which the site is located;
The purpose of the C-2 (General Commercial) zone, as stated in the Downey Municipal
Code,” is intended to provide for and encourage the orderly development of general
commercial uses, with a wide variety of goods and services, for the residents of the
entire city, with provisions designed to ensure that such commerce will be efficient,
function related, and compatible with adjacent noncommercial development.” It is staff’s
opinion that the proposed application is in full conformance with the objectives stated
above. This is achieved because religious facilities are commonly found in commercial
corridors and residential areas and is compatible with other commercial uses. In
addition, the proposed project continues to provide residents with a variety and services.
C.The proposed development’s site plan and its design features, including
PC AGENDA PAGE 7
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 design of the project will integrate harmoniously with this area by
providing aesthetically pleasing architecture and landscaping. The renovations serve as
a significant upgrade from the existing facility on site. In addition, the street scape is
enhanced and the transition from the street onto the site is improved by the proposed
landscaping.
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 plan along with the site features including landscaping and parking have
considered all functional aspects of the site and will be well integrated into the
neighborhood. The project is expanded off the general location of the existing building
footprint and all new additions comply with the development standards for the zone. The
added driveway entrance for the expanded parking lot provides a more efficient ingress
and egress for vehicular traffic. In addition, the landscaping around the front building
façade and within the new parking area creates a nice transitional buffer between the
religious facility, the public right of way, and Benedict Avenue.
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 overall design objective is to compliment the use it serves. The proposed
redevelopment reflects a high quality of architectural design. The development is unique
in its architecture and provides an example of quality architecture for future
developments within the City of Downey.
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 architecture is a significant upgrade to the immediate neighborhood and
surrounding areas. In addition, the redevelopment of this site has the potential of serving
as an example for higher quality architecture for future developments within the City of
Downey. The project complies with all zoning codes and will comply with all building and
safety, and engineering codes to ensure a safe and sound structure for its occupants
and its surrounding neighbors. Lastly, the project was designed to ensure that any
potential effects will not negatively harm or impact the surrounding sites and the public
health, safety, comfort and general welfare.
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
PC AGENDA PAGE 8
the Downey Municipal Code. Section 4960 discusses the installation of anti-graffiti
materials and the appropriate allotted time limit for the removal of graffiti.
Pursuant to Municipal Code Section 9824.06, there are four findings that must be adopted prior
to approving the Conditional Use Permit. The findings are as follows:
A. The requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience or
general welfare of persons residing or working in the neighborhood thereof;
The project will not adversely affect the intent and purpose of the Downey Municipal
Code or the City’s General Plan. The subject site is located within an active commercial
corridor that contains complimentary uses, therefore the project should not cause a
nuisance related to public convenience or general welfare to any nearby persons
residing or working in the area.
Policy 1.1.4 – Provide an appropriate amount of land area for people to acquire goods
and services.
Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.
The proposed use will provide services for the public benefit and support goals and
policies in the General Plan under Neighborhood Commercial uses. The mosque in itself
and its expansion will serve the surrounding area by providing religious facilities to the
Muslim Community. Its expansion will further support to diversify the amount of goods
and services available to patrons of the City. As part of its expansion, it will consolidate
the two adjacent properties which are developed with the non-conforming use of
residential homes and will be replaced with the conforming use of a religious facility,
strengthening the commercial corridor off of Imperial Highway.
B. The requested use will not adversely affect the adjoining land uses and the growth
and development of the area in which it is proposed to be located;
A religious facility use is common and appropriate within commercial areas and in
urbanized areas and occasionally found within proximity to residential zones. In addition,
the use is existing and currently functions appropriately on the subject site. The
expansion of the facility will not adversely affect adjoining land uses as the project will
comply with all development standards including parking standards and landscaping.
Conditions of approval ensure the project will not result in negative impacts.
C. The size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use in a manner not detrimental to the particular
area;
The proposed addition is combined with the expansion of the site to approximately
19,599. The larger parcel adequately accommodates the expansion of the building
along with the additional parking stalls, drive aisles, trash enclosure and driveway. The
parking lot will accommodate the required number of parking spaces ensuring that
parking demand does not significantly spill onto adjacent neighborhoods. Therefore, the
size and shape of the site will not be detrimental to the particular area.
D. The traffic generated by the proposed use will not impose an undue burden upon
the streets and highways in the area;
PC AGENDA PAGE 9
The added square footage to this existing building will potentially increase the usage and
increase vehicle trips to the site. However, the connecting street of Imperial Highway is
a major arterial with three (3) travel lanes in each direction and has sufficient excess
capacity to accommodate project generated traffic. In addition, project generated traffic
is not expected to spill over into the street parking since the parking meets the required
number of 31 parking spaces. In addition, prayer service and children’s study sessions
will be at staggered times; Therefore, traffic generated by the proposed use will not
impose an undue burden upon the streets and highways in the area.
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:
A.The proposed map is consistent with the General and Specific Plans.
Policy 8.2.2 – Promote the upgrading of properties
The proposed TPM is consistent with the City’s General Plan. The map most closely
helps promote Policy 8.2.2 relating to the improvement of existing properties. Although
the City’s General Plan does not address subdivisions directly, subdivisions proposed for
commercial properties are rarely processed without an improved benefit to the site and
streetscape. The project includes redevelopment of a site along with the consolidation of
the adjacent lots that has not experienced significant upgrades since 1948. These
upgrades include, but are not limited to, site layout, landscaping, circulation, parking,
and façade improvements.
B.The design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
The project is consistent with all applicable goals and policies specified in the City’s
General plan and policies adopted by the City Council. The project main objective is to
redevelop the site and achieve long-term goals.
Policy 8.1.1 – Promote architectural design of the highest quality.
Policy 8.2.2 – Promote the upgrading of properties.
The exterior changes to the façade along with the additions are a significant upgrade to
the existing facility on-site and will be newer than most developments within is proximity.
The redevelopment of the site has the potential of serving as an example of higher
quality architecture for future developments within the city.
Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.
The site was developed with a mosque use in 2005 and the two adjacent properties
have not seen any improvements since 1948. This redevelopment would remove all non-
conforming uses on the sites and revitalize the commercial use it is zoned for and
supported under the General Plan.
C.The site is physically suitable for the type of development.
The subject site is physically suitable for the type of development. The site holds
infrastructure, utilities, and vehicular and pedestrian access. It is also well under the
PC AGENDA PAGE 10
maximum building development. In addition, the project is found to be in compliance with
all development standards and will comply with Conditions of approval for this
application. These standards include, but are not limited to, setbacks, height, and
landscaping. These characteristics will remain unchanged from the approvals related to
the layout of the site.
D.The site is physically suitable for the proposed density of development.
The square footage after the subdivision will be 19,599 and is allowed a maximum lot
coverage of 50 percent and is currently at the lot coverage of 33 percent. The
improvements to the existing building have a maximum height of 45 feet or three stories;
the proposed height is 45 feet which is due to the minaret tower feature which is only
decorative. Furthermore, existing roadways and infrastructure adequately serve the lot.
E.The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The design of the project has been carefully laid out to avoid conditions that could result
in series public health problems. Pedestrian circulation on the site is separated from
vehicle traffic as walkways are directly connected to all entrances to the public right-of-
way. It is staff’s opinion that this site layout works best to facilitate vehicle movement
without jeopardizing pedestrian safety. Staff believes that the functional aspects of the
site development from the view of the public street have been properly considered in the
request.
F.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.
During the review of the preliminary title report for the subject site, no such easements
were found within the subject property. Overhead utility lines are present along the rear
property line, but will not be modified or altered as a result of this application.
G.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 project site is in an urban setting and is already serving the community as an
existing use as a religious facility. The proposed map and development will not cause or
contribute to impacts not already existing on the site or in the general area. In addition,
environmental impacts related to noise, traffic, light, and aesthetic have been identified
as negligible and compliance with categorical exemptions from the California
Environmental Quality Act.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
CONCLUSION
PC AGENDA PAGE 11
Based on the analysis contained within this report, staff is concluding that all findings required
for Site Plan Review, Conditional Use Permit and Tentative Parcel Map No. 83742 can be made
in a positive manner. As such, staff is recommending that the Planning Commission approve
the application (PLN-21-00147 & PLN-22-00098), thereby approving the 5,044 addition, façade
remodel, and the site improvements such as parking layout and landscaping.
EXHIBITS
A.Maps
B.Draft Resolution
C.Project Plans
D.Tentative Parcel Map No. 83742
PC AGENDA PAGE 12
Exhibit ‘A’ – Maps
AERIAL PHOTOGRAPH
Subject
Site
IMPERIAL HWY BENEDICT AVE PC AGENDA PAGE 13
LOCATION MAP
ZONING MAP
Subject
Site
PC AGENDA PAGE 14
RESOLUTION NO. 23-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A SITE PLAN REVIEW, CONDITIONAL USE
PERMIT, (PLN-22-00098) AND TENTIVE PARCEL MAP (PLN-21-00147),
ALLOWING THE EXPANSION OF AN EXISTING RELIGIOUS FACILITY
WITH SITE IMPROVEMENTS AND THE CONSOLIDATION OF TWO
ADJACENT PROPERTIES AT THE ADDRESS OF 12428 BENEDICT
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 October 22, 2021, the application was filed by Mohammad A. Ansari,
(hereinafter referred to as the “applicant”) for a request for Tentative Parcel Map
(PLN-21-00147) to consolidate the two adjacent properties; and,
B.On July 27, 2022, the application was filed by the applicant, for a request for a
Site Plan Review and a Conditional Use Permit (PLN-22-00098) for the
expansion of an existing Mosque, façade and site improvements; and,
C.The application was deemed incomplete due to missing information on
November 22, 2021 and August 25, 2022. The applicant resubmitted additional
information and the application was deemed complete for further processing on
January 11 2023; and
D.On February 16, 2023, a notice of the public hearing was sent to all property
owners within 500’ of the subject site and the notice was published in Downey
Patriot; and,
E.The Planning Commission held a duly noticed public hearing on March 1, 2023
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 that the
proposed project was reviewed for compliance with the California Environmental Quality Act
(CEQA), and is categorially exempt from CEQA, pursuant to Guideline Section No. 15301
(Class 1 – Existing Facilities) and No. 15315 (Class 15 – Minor Land Subdivisions). Class 1
exemptions consist of additions to existing structures provided that the addition will not result to
an increase of more than 10,000 square feet and if the project is in an area where all public
services and facilities are available to allow for maximum development permissible in the
General Plan and the area in which the project is located is not environmentally sensitive. Class
15 exemptions consist of the division of property in urbanized areas zoned commercial into four
or fewer parcels when the division is in conformance with the General Plan and zoning.
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:
PC AGENDA PAGE 15
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. 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. The proposed architecture uses quality materials that provide different
elements to achieve a domical style architecture for the mosque. This is a significant
upgrade to the existing religious facility that has remained the same since 2005. The
redevelopment of this site has the potential of serving as an example for higher
quality of architecture for future developments within the city. The quality of design,
site layout, and landscaping not only upgrades the subject property, but the
surrounding areas as well.
B. The proposed development is in accordance with the purposes and objectives of this
article and the zone in which the site is located. The purpose of the C-2 (General
Commercial) zone, as stated in the Downey Municipal Code,” is intended to provide
for and encourage the orderly development of general commercial uses, with a wide
variety of goods and services, for the residents of the entire city, with provisions
designed to ensure that such commerce will be efficient, function related, and
compatible with adjacent noncommercial development.” It is staff’s opinion that the
proposed application is in full conformance with the objectives stated above. This is
achieved because religious facilities are commonly found in commercial corridors
and residential areas and is compatible with other commercial uses. In addition, the
proposed project continues to provide residents with a variety and services.
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 design of the project will integrate harmoniously with this area by providing
aesthetically pleasing architecture and landscaping. The renovations serve as a
significant upgrade from the existing facility on site. In addition, the street scape is
enhanced and the transition from the street onto the site is improved by the proposed
landscaping.
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 plan along with the site features including landscaping and
parking have considered all functional aspects of the site and will be well integrated
into the neighborhood. The project is expanded off the general location of the
existing building footprint and all new additions comply with the development
standards for the zone. The added driveway entrance for the expanded parking lot
provides a more efficient ingress and egress for vehicular traffic. In addition, the
landscaping around the front building façade and within the new parking area creates
a nice transitional buffer between the religious facility, the public right of way, and
Benedict Avenue.
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 overall design objective is to compliment the use it serves. The
PC AGENDA PAGE 16
proposed redevelopment reflects a high quality of architectural design. The
development is unique in its architecture and provides an example of quality
architecture for future developments within the City of Downey.
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
architecture is a significant upgrade to the immediate neighborhood and surrounding
areas. In addition, the redevelopment of this site has the potential of serving as an
example for higher quality architecture for future developments within the City of
Downey. The project complies with all zoning codes and will comply with all building
and safety, and engineering codes to ensure a safe and sound structure for its
occupants and its surrounding neighbors. Lastly, the project was designed to ensure
that any potential effects will not negatively harm or impact the surrounding sites and
the public health, safety, comfort and general welfare.
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. Having considered all of the oral and written evidence presented to it at
said public hearings regarding the Conditional Use Permit, the Planning Commission further
finds, determines and declares that:
A.The requested Conditional Use Permit will not adversely affect the intent and purpose of
this article or the City’s General Plan or the public convenience or general welfare of
persons residing or working in the neighborhood thereof; The project will not adversely
affect the intent and purpose of the Downey Municipal Code or the City’s General Plan.
The subject site is located within an active commercial corridor that contains
complimentary uses, therefore the project should not cause a nuisance related to public
convenience or general welfare to any nearby persons residing or working in the area.
Policy 1.1.4 – Provide an appropriate amount of land area for people to acquire goods
and services. Program 9.1.1.5 – Continue the revitalization of commercial and industrial
corridors. The proposed use will provide services for the public benefit and support goals
and policies in the General Plan under Neighborhood Commercial uses. The mosque in
itself and its expansion will serve the surrounding area by providing religious facilities to
the Muslim Community. Its expansion will further support to diversify the amount of
goods and services available to patrons of the City. As part of its expansion, it will
consolidate the two adjacent properties which are developed with the non-conforming
use of residential homes and will be replaced with the conforming use of a religious
facility, strengthening the commercial corridor off of Imperial Highway.
B.The requested use will not adversely affect the adjoining land uses and the growth
and development of the area in which it is proposed to be located. A religious facility use
is common and appropriate within commercial areas and in urbanized areas and
occasionally found within proximity to residential zones. In addition, the use is existing
and currently functions appropriately on the subject site. The expansion of the facility will
not adversely affect adjoining land uses as the project will comply with all development
PC AGENDA PAGE 17
standards including parking standards and landscaping. Conditions of approval ensure
the project will not result in negative impacts.
C.The size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use in a manner not detrimental to the particular area. The
proposed addition is combined with the expansion of the site to approximately 19,599.
The larger parcel adequately accommodates the expansion of the building along with the
additional parking stalls, drive aisles, trash enclosure and driveway. The parking lot will
accommodate the required number of parking spaces ensuring that parking demand
does not significantly spill onto adjacent neighborhoods. Therefore, the size and shape
of the site will not be detrimental to the particular area.
D.The traffic generated by the proposed use will not impose an undue burden upon
the streets and highways in the area. The added square footage to this existing building
will potentially increase the usage and increase vehicle trips to the site. However, the
connecting street of Imperial Highway is a major arterial with three (3) travel lanes in
each direction and has sufficient excess capacity to accommodate project generated
traffic. In addition, project generated traffic is not expected to spill over into the street
parking since the parking meets the required number of 31 parking spaces. In addition,
prayer service and children’s study sessions will be at staggered times; Therefore, traffic
generated by the proposed use will not impose an undue burden upon the streets and
highways in the area.
SECTION 5. 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 and Specific Plans. Policy 8.2.2 –
Promote the upgrading of properties. The proposed TPM is consistent with the City’s
General Plan. The map most closely helps promote Policy 8.2.2 relating to the
improvement of existing properties. Although the City’s General Plan does not address
subdivisions directly, subdivisions proposed for commercial properties are rarely
processed without an improved benefit to the site and streetscape. The project includes
redevelopment of a site along with the consolidation of the adjacent lots that has not
experienced significant upgrades since 1948. These upgrades include, but are not
limited to, site layout, landscaping, circulation, parking, and façade improvements.
B.The design or improvement of the proposed subdivision is consistent with applicable
general and specific plans. The project is consistent with all applicable goals and policies
specified in the City’s General plan and policies adopted by the City Council. The project
main objective is to redevelop the site and achieve long-term goals. Policy 8.1.1 –
Promote architectural design of the highest quality. Policy 8.2.2 – Promote the upgrading
of properties. The exterior changes to the façade along with the additions are a
significant upgrade to the existing facility on-site and will be newer than most
developments within is proximity. The redevelopment of the site has the potential of
serving as an example of higher quality architecture for future developments within the
city. Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.
The site was developed with a mosque use in 2005 and the two adjacent properties
have not seen any improvements since 1948. This redevelopment would remove all non-
PC AGENDA PAGE 18
conforming uses on the sites and revitalize the commercial use it is zoned for and
supported under the General Plan.
C. The site is physically suitable for the type of development. The subject site is physically
suitable for the type of development. The site holds infrastructure, utilities, and vehicular
and pedestrian access. It is also well under the maximum building development. In
addition, the project is found to be in compliance with all development standards and will
comply with Conditions of approval for this application. These standards include, but are
not limited to, setbacks, height, and landscaping. These characteristics will remain
unchanged from the approvals related to the layout of the site.
D. The site is physically suitable for the proposed density of development. The square
footage after the subdivision will be 19,599 and is allowed a maximum lot coverage of 50
percent and is currently at the lot coverage of 33 percent. The improvements to the
existing building have a maximum height of 45 feet or three stories; the proposed height
is 45 feet which is due to the minaret tower feature which is only decorative.
Furthermore, existing roadways and infrastructure adequately serve the lot.
E. The design of the subdivision or type of improvements is not likely to cause serious
public health problems. The design of the project has been carefully laid out to avoid
conditions that could result in series public health problems. Pedestrian circulation on
the site is separated from vehicle traffic as walkways are directly connected to all
entrances to the public right-of-way. It is staff’s opinion that this site layout works best to
facilitate vehicle movement without jeopardizing pedestrian safety. Staff believes that the
functional aspects of the site development from the view of the public street have been
properly considered in the request.
F. 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. During the review of the preliminary title report for the subject site, no such
easements were found within the subject property. Overhead utility lines are present
along the rear property line, but will not be modified or altered as a result of this
application.
G. 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 project site is in an urban setting and is already serving the community as
an existing use as a religious facility. The proposed map and development will not cause
or contribute to impacts not already existing on the site or in the general area. In
addition, environmental impacts related to noise, traffic, light, and aesthetic have been
identified as negligible and compliance with categorical exemptions from the California
Environmental Quality Act.
SECTION 6. Based upon the findings set forth in Sections 1 through 6 of this
Resolution, the Planning Commission of the City of Downey hereby approves a Site Plan
Review, Conditional Use Permit, and Tentative Parcel Map No. 83742 (PLN-21-00147 & PLN-
22-00098), subject to conditions of approval attached hereto as Exhibit ‘A’, which are necessary
to preserve the health, safety and general welfare of the community and enable the Planning
Commission to make the findings set forth in the previous sections. The conditions are fair and
reasonable for the accomplishment of these purposes.
PC AGENDA PAGE 19
SECTION 7. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 1st day of March 2023.
Horacio Ortiz, 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 1st day of March
2023, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Linda Thai,
Deputy City Clerk
PC AGENDA PAGE 20
PLN-21-00147 & PLN-22-00098
(TENATIVE PARCEL MAP & SITE PLAN REVIEW, CONDITIONAL USE PERMIT)
EXHIBIT A - CONDITIONS
PLANNING
1. The approval of this Tentative Parcel Map No. (PLN-21-00147), Site Plan Review, and
Conditional Use Permit (PLN-22-00098) allows for the addition of 5,044 square feet to
an existing mosque with site improvements, including a façade improvement and a
parcel map to consolidate the two adjacent properties at the addresses of 12436 &
12440 Benedict Avenue.
2. Conditional Use Permit PLN-22-00098 shall supersede and replace Conditional Use
Permit No. 05-65.
3. The following table shall permit the days and times for prayer service and children’s
study sessions.
SCHEDULE OF ACTIVITES – PRAYER SERVICE/CHILDREN’S STUDY SESSIONS
TABLE A - November through March
Activity Days Time
Prayer Service Sunday – Saturday 5 am – 6 am
Prayer Service Sunday – Thursday 1 pm – 1:30 pm
Prayer Service Saturday – Sunday 3 pm – 3:30 pm
Prayer Service Sunday – Saturday 5:15 pm – 5:45 pm
Prayer Service Sunday – Saturday 7:30 pm – 9:30 pm
Prayer Service Friday Only 1 pm – 2 pm
Children’ Studies Monday – Thursday 8 am – 12 pm
Children’ Studies Monday – Friday 3:45 pm – 5:00 pm
Children’ Studies Monday – Friday 6:pm – 7:15 pm
Children’ Studies Saturday – Sunday 10 am – 12 pm
TABLE B – April through October
(Daylight Saving Time)
Activity Days Time
Prayer Service Monday – Saturday 5 am – 6 am
Prayer Service Saturday – Thursday 1 pm – 1:30 pm
Prayer Service Friday Only 1 pm – 2 pm
Prayer Service Sunday – Saturday 6:30 pm – 7:30 pm
Prayer Service Sunday – Saturday 8 pm – 8:45 pm
Prayer Service Sunday – Saturday 9:15 pm – 10:30 pm
Children’ Studies Monday – Thursday 8 am – 12 pm
Children’ Studies Saturday – Sunday 10 am – 12 pm
Children’ Studies Monday – Friday 3:30 pm – 4:45 pm
Children’ Studies Monday – Friday 5 pm – 6:15 pm
4. No later than March 16, 2023, the applicant and the property owner shall sign and return
an affidavit of Acceptance of Conditions, as provided by the City of Downey.
5. All activities at the Muslim church facility shall be conducted entirely within the proposed
5,044 square foot building.
PC AGENDA PAGE 21
6.Prayer services shall not include musical instruments or a loud speaker announcing
service to the neighborhood.
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.The approved architectural style, finished material, and colors shall ne as approved by
the Planning Commission. Changes to the facades and/or colors shall be subject to the
review and approval of the City Planner. At his/her discretion, the City Planner may refer
changes to the facades and/or colors to the Planning Commission for consideration.
10.All buildings and walls must be finished with graffiti resistant materials pursuant to
Downey Municipal Code Section 4960.
11.Any graffiti applied to the site shall be removed within 48 hours.
12.The Applicant shall incorporate a copy of this Exhibit A - Conditions of Approval, into the
approved set of building plans.
13.All landscaping must remain in compliance with the Downey Municipal Code, be
composed of drought tolerant plants, and strictly conform to the approved set of plans.
Any revisions to the proposed landscape plans will first require approval from the City
Planner.
14.Parents whose child/children attend the study sessions shall park their motor vehicles in
the onsite parking area and escort the child/children from the vehicle into the classroom;
parents shall also escort the child from the classroom to their motor vehicle.
15.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.
16.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.
PC AGENDA PAGE 22
17. All planting beds and landscaped areas shall be provided with a permanent watering
system consisting of an appropriate number of bubblers or sprinklers capable of
supplying adequate water to all plant materials. Bubblers or sprinklers use to satisfy the
requirements of this provision shall be spaced to assure complete coverage of the plant
material.
18. 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.
19. All exterior mechanical and utility equipment shall be designed and located five feet from
property line 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.
20. All parking stalls shall be designed to avert the use to wheel stops by providing an
overhang of 30 inches into a curbed landscape area.
BUILDING
21. All construction shall comply with the most recent adopted City and State building codes:
a) 2022 California Building Code
b) 2022 California Residential Code
c) 2022 California Electrical Code
d) 2022 California Mechanical Code
e) 2022 California Plumbing Code
f) 2022 California Fire Code
g) 2022 California Green Code
22. 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.
23. 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)
24. School impact fees shall be paid prior to permit issuance.
25. Dimensioned building setbacks and property lines, street centerlines and between
buildings or other structures shall be designed on plot plan.
PC AGENDA PAGE 23
26.All property lines and easements must be shown on plot plan. A statement that such
lines and easements are shown is required.
27.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.
28.A design professional will be required at time of construction drawings, to prepare plans
for proposed improvements per the Business and Professions’ Code.
29.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.
FIRE
The following comments pertain to a limited fire review of a design review 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.
30.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]
31. Fire Project construction shall comply with requirements set forth in the CA Building
Code for egress calculation, exit pathways, and discharge.
PUBLIC WORKS CONDITIONS
32.All public utilities shall be installed underground.
33.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).
34.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.
35.Remove and replace damaged, uneven or sub-standard curb, gutter, sidewalk,
driveway, disabled ramps, 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.
PC AGENDA PAGE 24
36. Owner/applicant must submit public improvement plan(s) for review and approval by
Public Works Department prior to obtaining an encroachment permit.
37. All unused driveways shall be removed and constructed with full-height curb gutter, and
sidewalk to match existing improvements.
38. The owner /applicant shall reconstruct all driveway approaches per Standard Plans of
Public Works Construction (SPPWC) No. 110-2 Type C. Driveway width bottom of X to
bottom of X shall be as wide as the driveway or parking aisle they serve. 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.
39. Remove all Underground Service Alert (USA) temporary pavement markings
immediately following the completion of the work / Final permit inspection. USA markings
shall be installed using chalk-based paint only.
40. Paint property address numbers (4” height) on the curb face in front of the proposed
development to the City’s satisfaction.
41. Drive approaches shall match driveway width as specified per Standard Plan of Public
Works Construction No. 110-2 Type C.
42. Any utilities that are in conflict with the development shall be relocated at the
owner/applicant's expense.
43. Any acquired property in the form of easement, fee simple or irrevocable offer shall be in
form acceptable by the city engineer and the city attorney prior to its recordation.
Water & Sewer
44. 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 Benedict Avenue and shall be dedicated for fire service
only.
45. The owner/applicant shall furnish and install 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.
46. 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
PC AGENDA PAGE 25
to City.
47. If existing water utilities are being upgraded, existing potable and fire water service lines
and associated appurtenances must be removed and abandoned from existing water
main.
48. Any unused existing potable water services line and associated appurtenance must be
removed and abandon from existing water main off of Benedict Avenue.
49. 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.
50. For any water service upgrades, 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.
51. 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. In addition
to review and approval by City. Improvement plans for potable water main improvements
shall be both plan and profile.
52. 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).
53. If applicable, the owner/applicant shall furnish and install a sewer lateral (to the front
property line) and abandon any existing unused/damaged sewer laterals. The design
and improvements of sewers shall be in accordance with the latest standards of the
Department of Public Works. Septic systems shall not be allowed.
54. Utility plans shall be submitted to and approved by the Department of Public Works prior
to the issuance of the grading plan permit.
55. The owner/applicant shall consult the Department of Public Works to determine the
sewer location and design requirements.
Grading
56. 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
PC AGENDA PAGE 26
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.
57.Include any other applicable site-specific conditions.
NPDES
58.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).
59.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.
60.The owner/applicant shall secure a WDID number along with his SWPPP.
61.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.
62.If any hazardous material is encountered on the site, the owner/applicant shall secure an
ID number from the U.S. Environmental Protection Agency (EPA).
63.The owner/applicant shall deploy Best Management Practices during and after
construction.
Subdivision
64.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.
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.
PC AGENDA PAGE 27
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 are 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) Any required property in the form of easement, fee simple or irrevocable offer
and any right of way vacation in form accepted by the city engineer shall be
shown on the map.
Recycling
65. The facility must provide for recycling facilities, i.e., storage and handling areas for
recycling facilities. Trash enclosure shall include roof cover, floor drain connection to
grease interceptor and water hose bib connection for maintenance.
66. Complete a construction & demolition (C&D) waste management plan per Article V,
Chapter 8 of the Downey Municipal Code.
General
67. 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.
68. 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.
69. The owner/applicant shall submit a recorded mylar copy of the final map, a digital
AutoCAD format file (AutoCAD 2012 or later) and scanned, uncompressed TIFF images
of final map on a portable media for city’s GIS system data updates and maintenance.
70. The owner/applicant shall submit a mylar copy of the final as-built public improvement
plan(s), a digital AutoCAD format file (AutoCAD 2012 or later) and scanned,
uncompressed TIFF images of final map on a portable media for city’s GIS system data
updates and maintenance.
[End of Conditions]
PC AGENDA PAGE 28
A-1DRAWING NO.CLIENTDRAWING NO.PROJECT NO.SCALETITLEPERMIT SEALPROPOSED ADDIT+ ALTERATION TOISLAMIC CENTER OMID-CITIES12428 BENEDICT ADOWNEY, CA 90241012020ISLAMIC CENTER OFMID-CITIES12428 BENEDICT AVE.DOWNEY, CA 90242Email:pcmaxpclab@yahoo.cPh: 1-562-450-6660SITE PLANF.A.R.:6,644 SF / 19,599.00 SFMAX. ALLOWABLE F.A.R.: 1:4LOT SIZE:EXISTING LOT AREA: 88'-0" X 104'-3" = 9,174.00 SFNEW LOT AREA: 188'-0" X 104'-3" = 19,599.00 SFLOT COVERAGE:EXISTING LOT COVERAGE: 1,600.00 SFTOTAL LOT COVERAGE: 3,464.00 SFBUILDING CALCULATIONS:EXISTING BUILDING AREA (1 LEVEL): 1,600.00 SFSTNEW ADDITION - BUILDING AREA (1 LEVEL): 1,864.00 SFSTNEW ADDITION - BUILDING AREA (2 LEVEL): 3,052.00 SFNDNEW ADDITION - BUILDING AREA MACHINE ROOM: 128.00 SFTOTAL BUILDING AREA: 6,644.00 SFLANDSCAPE AREA: +/- 3,700.00OCCUPANCY: B, A31 LEVEL:STPRAYER HALL: 975.00 SFOFFICE -1: 165.00 SFATRIUM: +/- 727.00 SF2 LEVEL:NDOFFICE 2: 236.00 SFOFFICE 3: 221.00 SFOFFICE 4: 221.00 SFMEETING ROOM: 280.00 SFPANTRY / COPIER: 261.00 SFOCCUPANT LOAD:PRAYER HALL: 975.00 SF @ 7.00 = 140OFFICE -1: 165.00 SF @ 150.00 = 1FIRST LEVEL TOTAL OL: 141OFFICE 2: 236.00 SF @ 150.00 = 2OFFICE 3: 221.00 SF @ 150.00 = 2OFFICE 4: 221.00 SF @ 150.00 = 2MEETING ROOM: 280.00 SF @ 15.00 = 19PANTRY / COPIER: 261.00 SF @ 15.00 = 18SECOND LEVEL TOTAL OL: 43SCOPE OF WORK:ADDITION OF 5,044.00 SF ON FIRST& SECOND FLOORS. ALONG WITH NEWPARKING LOT, LANDSCAPING,FACADE REMODEL, FINISHES, ETC.REMODELING OF (E) BUILDING: 1,600.00 SFZONING: COMMERCIAL C-2DESCRIPTION OF USE:EXISTING: RELIGIOUS CENTERWITH NEW ADDITION: RELIGIOUS CENTERSPRINKLERS: YESTYPE OF CONSTRUCTION: V-BSTORIES: 02BUILDING HEIGHT: 45'-0"PROPERTY ADDRESS:12428 BENEDICT AVE., DOWNEY, CA 91242PARCEL#1: 6283-016-011PARCEL#2: 6283-016-061PARCEL#3: 6283-016-062CODE COMPLIANCE:THE PROJECT SHALL COMPLY WITH CODES,ORDINANCES OR LAWS HAVINGJURISDICTION ON THE PROJECT, WHICHINCLUDES BUT ARE NOT LIMITED TO:2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA BUILDING PLUMBING CODE2019 CALIFORNIA FIRE CODE2019 CALIFORNIA BUILDING STANDARD CODEAMERICAN WITH DISABILITIES ACT (ADA)NSCALE: 1" = 10'-0"SITE PLAN 104.25'104.25'188'188'50'-0" EXISTING BUILDING32'-0" EXISTING BUILDING2'-0"DEDICATION(E) 5'-0"(N) 15'-3"(N) 46'-6"(N) 135'-0" AT FIRST FLOOR(N) 128'-6" AT SECOND FLOOR25' APPROACH25' APPROACHCITY PARKWAYCITY SIDEWALKCITY PARKWAYCITY SIDEWALKCITY PARKWAYCITY SIDEWALKLINE OF 2' DEDICATIONLINE OF 2' DEDICATIONPLANTERUP1:12RAMPDNCLBENEDICT AVE.6'-6"20'-0"25'-0"25'-0"40'-0"25'-0"90'-0"25'-0"15'-0"63'-0"21'-3"5'-0"DRIVE AISLEDRIVE AISLEDRIVE AISLE14'-6"17'-5"TRASHENCLOSURE29'-0"8'-0"7'-0"5'-0"9'-0"20'-0" (TYP)(TYP)9'-0"20'-0" (TYP)(TYP)9'-0"20'-0" (TYP)(TYP)9'-0"20'-0" (TYP)(TYP)9'-0"20'-0" (TYP)(TYP)PATIO WITH SOFTLANDSCAPE:PLANTER300 S.F.PLANTER300 S.F.PLANTER600 S.F.325 S.F.+/-590 S.F.PLANTER550 S.F.PLANTERPLANTERPLANTER520 S.F.PROPOSEDADDITIONEXISTINGBUILDINGDOUBLE HEIGHT ATRIUM WITH SKYLIGHT AT ROOF LEVELNO1:12RAMPDN4'-0"4'-0"NOPARKINGPARKING17'-7"4'-6"380 S.F.,&21$7(/,(5,1&&23<5,*+75(6(59(''(6,*1(5*5($7%(1''5,9(',$021'%$5&$ 7(/ LFRQSDN#\DKRRFRPOWNERSHIP. COPYRIGHTS AND USE OFDRAWINGS. DOCUMENTS, SPECIFICATIONS ANDCOPIES THEREOF FURNISHED BY ICON ATELIERINC ARE AND SHALL REMAIN ITS' PROPERTY.THEY ARE TO BE USED ONLY WITH RESPECT TOTHIS PROJECT. FEDERAL LAW PROHIBITS THEREPRODUCTION, DISPLAY, SALE OR OTHERDISPOSITION OF THIS DOCUMENT WITHOUT THEEXPRESS WRITTEN CONSENT OF ICON ATELIERINC. ALL RIGHTS RESERVED.PC AGENDA PAGE 29
A-2DRAWING NO.CLIENTDRAWING NO.PROJECT NO.SCALETITLEPROJECTPERMIT SEALPROPOSED ADDIT+ ALTERATION TOISLAMIC CENTER OMID-CITIES12428 BENEDICT ADOWNEY, CA 90241012020ISLAMIC CENTER OFMID-CITIES12428 BENEDICT AVE.DOWNEY, CA 90242Email:pcmaxpclab@yahoo.cPh: 1-562-450-6660FIRST LEVEL PLANNFIRST FLOOR PLANSCALE: 1/4" = 1'-0"EXISTING BUILDING7'-6"3'-0"11'-0"21'-5"2'-6"5'-0"3'-0"3'-0"3'-0"15'-0"8'-0"74'-0"5'-0"5'-6"11'-0"12'-6"9'-6"5'-0"4'-0"4'-6"4'-6"5'-7"5'-0"5'-0"4'-6"9'-10"11'-0"3'-0"32'-0"11'-6"4'-6"2'-0"2'-6"31'-6"26'-6"27'-0"5'-0"5'-6"6'-6"4'-6"2'-0"5'-0"5'-0"7'-0"5'-0"15'-0"10'-0"24'-0"6'-6"6'-6"7'-8"19'-0"4'-0"6'-6"8'-0"13'-8"1'-8"6'-0"4'-0"21'-5"2'-4"12'-0"2'-4"12'-1"2'-4"12'-0"2'-4"12'-0"2'-4"12'-0"2'-4"1'-0"5'-6"6'-6"2'-6"3'-0"2'-0"53'-0"82'-0"8'-0"15'-0"21'-11"36'-4"31'-6"27'-6"5'-6"7'-6"ABCDE2534614'-0"82'-0"8'-0"74'-0"7'-0"SHOE AREASHOE RACKMEN'S RESTROOM OFFICE 1PRAYER HALLJANITOR'SROOMHALLHALLELEVATORDRINKINGFOUNTAINAV ROOMELECTRICALROOMUPLANDING4'-7"DOUBLE HEIGHT EXTENT36'-1"SEAT2'-0"6"1'-0"STORAGEDOUBLE HEIGHT ATRIUMWITH SKYLIGHT AT ROOF LEVELAA-6AA-6BA-6BA-6NO1:12RAMPNOPARKINGPARKING,&21$7(/,(5,1&&23<5,*+75(6(59(''(6,*1(5*5($7%(1''5,9(',$021'%$5&$ 7(/ LFRQSDN#\DKRRFRPOWNERSHIP. COPYRIGHTS AND USE OFDRAWINGS. DOCUMENTS, SPECIFICATIONS ANDCOPIES THEREOF FURNISHED BY ICON ATELIERINC ARE AND SHALL REMAIN ITS' PROPERTY.THEY ARE TO BE USED ONLY WITH RESPECT TOTHIS PROJECT. FEDERAL LAW PROHIBITS THEREPRODUCTION, DISPLAY, SALE OR OTHERDISPOSITION OF THIS DOCUMENT WITHOUT THEEXPRESS WRITTEN CONSENT OF ICON ATELIERINC. ALL RIGHTS RESERVED.PC AGENDA PAGE 30
OWNERSHIP. COPYRIGHTS AND USE OFDRAWINGS. DOCUMENTS, SPECIFICATIONS ANDCOPIES THEREOF FURNISHED BY ICON ATELIERINC ARE AND SHALL REMAIN ITS' PROPERTY.THEY ARE TO BE USED ONLY WITH RESPECT TOTHIS PROJECT. FEDERAL LAW PROHIBITS THEREPRODUCTION, DISPLAY, SALE OR OTHERDISPOSITION OF THIS DOCUMENT WITHOUT THEEXPRESS WRITTEN CONSENT OF ICON ATELIERINC. ALL RIGHTS RESERVED.PC AGENDA PAGE 31
17+,5')/2253/$16&$/(
12'-0"12'-0"13'-2"82'-0"59'-6"2'-4"2'-4"2'-4"2'-4"2'-4"2'-4"1'-6"8'-0"15'-6"6'-6"7'-0"30'-0"32'-0"3'-0"8'-0"15'-0"31'-6"27'-6"5'-6"7'-6"ABCE25346112'-0"12'-0"MACHINE ROOMFIRST FLOORROOF VAULTED ROOFMINARET$'5$:,1*12,&21$7(/,(5,1&&23<5,*+75(6(59('&/,(17'5$:,1*12352-(&7126&$/(7,7/(352-(&73(50,76($/'(6,*1(5*5($7%(1''5,9(',$021'%$5&$ 7(/ LFRQSDN#\DKRRFRP352326('$'',7,21$/7(5$7,2172,6/$0,&&(17(52)0,'&,7,(6%(1(',&7$9('2:1(<&$ ,6/$0,&&(17(52)0,'&,7,(6%(1(',&7$9('2:1(<&$ (PDLO SFPD[SFODE#\DKRRFRP3K VAULTED ROOFD74'-0"ROOF+/-16'-0"ROOF PLAN SKYLIGHTSOVER DOUBLEHEIGHT ATRIUM+/-7'-6"36'-7"21'-11"ROOF SKYLIGHTSOVER PLANTEROWNERSHIP. COPYRIGHTS AND USE OFDRAWINGS. DOCUMENTS, SPECIFICATIONS ANDCOPIES THEREOF FURNISHED BY ICON ATELIERINC ARE AND SHALL REMAIN ITS' PROPERTY.THEY ARE TO BE USED ONLY WITH RESPECT TOTHIS PROJECT. FEDERAL LAW PROHIBITS THEREPRODUCTION, DISPLAY, SALE OR OTHERDISPOSITION OF THIS DOCUMENT WITHOUT THEEXPRESS WRITTEN CONSENT OF ICON ATELIERINC. ALL RIGHTS RESERVED.PC AGENDA PAGE 32
45'-0"14'-0"11'-0"14'-0"11'-0"9'-0"14'-0"11'-0"9'-0"9'-0"7'-0"SET-BACKPLPLPLPL($67(/(9$7,216&$/(
1257+(/(9$7,216&$/(
:(67(/(9$7,216&$/(
45'-0"14'-0"11'-0"9'-0"PLPL7'-0"SET-BACK6287+(/(9$7,216&$/(
$'5$:,1*12,&21$7(/,(5,1&&23<5,*+75(6(59('&/,(17'5$:,1*12352-(&7126&$/(7,7/(352-(&73(50,76($/'(6,*1(5*5($7%(1''5,9(',$021'%$5&$ 7(/ LFRQSDN#\DKRRFRP352326('$'',7,21$/7(5$7,2172,6/$0,&&(17(52)0,'&,7,(6%(1(',&7$9('2:1(<&$ ,6/$0,&&(17(52)0,'&,7,(6%(1(',&7$9('2:1(<&$ (PDLO SFPD[SFODE#\DKRRFRP3K WHITE STUCCOFINISHWHITE STUCCOFINISHWHITE STUCCOFINISHWHITE STUCCOFINISHFINIELEVATIONSOWNERSHIP. COPYRIGHTS AND USE OFDRAWINGS. DOCUMENTS, SPECIFICATIONS ANDCOPIES THEREOF FURNISHED BY ICON ATELIERINC ARE AND SHALL REMAIN ITS' PROPERTY.THEY ARE TO BE USED ONLY WITH RESPECT TOTHIS PROJECT. FEDERAL LAW PROHIBITS THEREPRODUCTION, DISPLAY, SALE OR OTHERDISPOSITION OF THIS DOCUMENT WITHOUT THEEXPRESS WRITTEN CONSENT OF ICON ATELIERINC. ALL RIGHTS RESERVED.PC AGENDA PAGE 33
SECTION "A" SCALE: 1/4" = 1'-0"SECTION "B" SCALE: 1/4" = 1'-0"10'-0"13'-0"30'-10"16'-10"13'-0"10'-0"24'-0"4'-0"24'-0"13'-0"10'-0"A-6DRAWING NO.ICON ATELIER, INC.COPYRIGHT RESERVEDCLIENTDRAWING NO.PROJECT NO.SCALETITLEPROJECTPERMIT SEALDESIGNER863 GREAT BEND DRIVEDIAMOND BAR, CA. 91765TEL. (714) 681-0823iconpak@yahoo.comPROPOSED ADDITION+ ALTERATION TOISLAMIC CENTER OFMID-CITIES12428 BENEDICT AVE.DOWNEY, CA 902421012020ISLAMIC CENTER OFMID-CITIES12428 BENEDICT AVE.DOWNEY, CA 90242Email:pcmaxpclab@yahoo.comPh: 1-562-450-6660SECTIONSOWNERSHIP. COPYRIGHTS AND USE OFDRAWINGS. DOCUMENTS, SPECIFICATIONS ANDCOPIES THEREOF FURNISHED BY ICON ATELIERINC ARE AND SHALL REMAIN ITS' PROPERTY.THEY ARE TO BE USED ONLY WITH RESPECT TOTHIS PROJECT. FEDERAL LAW PROHIBITS THEREPRODUCTION, DISPLAY, SALE OR OTHERDISPOSITION OF THIS DOCUMENT WITHOUT THEEXPRESS WRITTEN CONSENT OF ICON ATELIERINC. ALL RIGHTS RESERVED.PC AGENDA PAGE 34
A-DRAWING NO.ICON ATELIER, INC.COPYRIGHT RESERVEDCLIENTDRAWING NO.PROJECT NO.SCALETITLEPROJECTPERMIT SEALDESIGNER863 GREAT BEND DRIVEDIAMOND BAR, CA. 91765TEL. (714) 681-0823iconpak@yahoo.comPROPOSED ADDITION+ ALTERATION TOISLAMIC CENTER OFMID-CITIES12428 BENEDICT AVE.DOWNEY, CA 902421012020ISLAMIC CENTER OFMID-CITIES12428 BENEDICT AVE.DOWNEY, CA 90242Email:pcmaxpclab@yahoo.comPh: 1-562-450-6660PROPOSED SITE PLANNORTBENEDICT AVENUESOUTH-WEST VIEWWEST SIDE FACADESOUTH-EAST VIEWSOUTH SIDE FACADENORTH-WEST VIEWNORTH-EAST VIEWEAST SIDE FACADERENDERINGS OFPROPOSED PROJECT7OWNERSHIP. COPYRIGHTS AND USE OFDRAWINGS. DOCUMENTS, SPECIFICATIONS ANDCOPIES THEREOF FURNISHED BY ICON ATELIERINC ARE AND SHALL REMAIN ITS' PROPERTY.THEY ARE TO BE USED ONLY WITH RESPECT TOTHIS PROJECT. FEDERAL LAW PROHIBITS THEREPRODUCTION, DISPLAY, SALE OR OTHERDISPOSITION OF THIS DOCUMENT WITHOUT THEEXPRESS WRITTEN CONSENT OF ICON ATELIERINC. ALL RIGHTS RESERVED.PRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPPPRPPRPRPRPRPRPRPRPRPPRPPRPRPPRPPRPRPRPRPRPRPRPRPPPPRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRROPOPOPOPOPOPOOOOOOPOPOOOPOOPOOPOPOPOPOPOPOPOOOPOPOOPOOOPOOOOPOOOOOOOPOOOOOPOPOOPOOOOOPOPOOPOOOOOPOOOPOOOOOPOPOOOPOOPPPPPPPPPPPPPPPPPPPOSOSOSOSOSOSOSOSOSOSOOSOSOSOSOSOSOOSOSOOSOSOSOSOSOOSOOSOSOSOSOSOOOSOSOOOSOSOOSOOSOSOSOSOSOSOOSOOOSOOOSOOOOOOSOOSSSSSSSSSSSSSSSSSSSSSSSSSSSSEDEDEEDEDEDEDEDEDEDEDEDEDEDEEEEDEDEDEDEEEDEEDEDEEDEEEEEDEEDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSITIIIIIITITITITITIIIITTTTTTTTTTTE EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEPLPLPPPPPPLPLPLPLPLPLPPLPLPLPLPLPLPLPLPPLPLPPPLPLPLPPLPPPPPPLPLPPPPPPLLLLLLLLLLLLLLLLLLLLLLLLLLLLLANANANANANANANANANANANAAANANANAANAAAAANAANANANANAAANANANANAAANANAAANAAAANANAAAANANAAAAAANAAAAAAAAANAANANAAAAANANANAANANANANAANAAAANAANANANANANANANANAAAANAAAANAAANANAANANANAAAANANANANAAANANANAAAAANAAANANAAAAAANANANANAAANAANAAAAAANAAANANAANAAAAAANAAAAAAAANAAAAAAAAAAANAAAAANAAAANAAANAAAAANAANNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNONNORNNONORNORNORNORNNNNNNNNNNNORNORNORNORNORNNNNNNNNNONORNORNORNORNORNONNNNNONORNORNORNONNNNNNONORNORNORNONONNNNNONONORNONONORNNORNORNORNORNNNNNNORNORNORNORNORNORNORNNNNNNNONORNORNONONNNNNNNNORNNNORNONONONNNNNORNNNONNNONONNNNNNNNNNNNONORNNONNNNNNNORNNNNNONORNORNNORNORNORNNNNNNNORNORNNNNNNNORNONOOOROOOROOOROOOOOOROROOOOOOOOOOOOOOOOROOOOOOOOROOOOOOOOOOOOOOROOROOROOROOROOOROOOOROOOOOROOOROOOORORORRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRTTTTTTTTBENBENBENBEBEBENBENBENBENBEBEBENBENBBENBENBEBENBENBENBEBENBENBENBEBEBENBENBBBBEBBENBEBENBBENBENBENBENBBENBEBENBENENENEEEEENEEENENENEEEEENNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNEEEDEEDEDEDEDIEEDEEDIEDEEEEEEEDEDEDEDEEDEDIEDEEEEEEEDEEDEDEDEDIEEDEDEDEEEEEEDEDIEDEDEDEDEEDIEEDEDEEEEDEDIEEEEDEDIEEEEEEEDEDEDEDIEEDIEEEEEDEDEDIEDIEDEDEDIEDEEDIEDIEEDEDIEDIEEDEEDIEDIEDIEEDIEDEEDEDIEDIEDIEDIEDIEDIEDEDIEDIEEDIEEDIEEDIEDIEDIEEDIEDIEEDEDIEDEDEDIEDEDEEEDEDIEDIEDIEDEDIEDDIDDDDDDDDIDDDDDDDDDDDDDIDDDDDDIDDDDDDDDDDDDDDDIDIDIDDIDDDIDDDDDDIDDDIDIDIDDDDDIIIIIIIIIICTCTCT CTCTCT CTCTCTCCTCTCTCTCTCCTCCTCCCTCTCTCTCTCCT CTCT CTCTCCCCTCCCTCCT CTCTCTCTCCTCTCCCTCTCTCCTCTCTCCTCCCTCT CCTCTCTCTCTCTCCTCCTCTCTCT CCTCTCTCTCCTCTCTCTCCCCCCCTCTCCT CCCTCCCCTCCTCTTTTTTTTTTTTTTTTTTTTTTAVEAVEAVEAVEAVEAVEAVEAVEAVEAVAVEAVEAVEAVEAVEAVAVEAVEAVEAVEAVAVEAVEAVEAVEAVAVEAVEAVAVEAAVEAAVEAVEAVEAVEAVAVEAVAVEAVAVEAVEAVEAVEAVEAVAAVEAVEAAVAVEAAVEAAVAVAVAVAAAVEAVEAAVEAVAAVEAVEAVAVEAAVAAVEAVEAVEAAAVAAVAVEAAAAVEAVAAVAAAVAVAVEAVAVEAVEAVAVEAVEAAVAVEAVEAAVEAVEAAVEAVEAAVAAAVEAAAVEAVEAAVAVEAVEAVEAVEAVEAAAVAAAVAVEAVEAVAAAVAAVEAVAVAVEVEVVVVVEVEVVVVVVVVVVVVVEVVVVVVVVVVVVVVVVVVVEVVVVVVEVVVVVEVVVVEVVVVVVVVVEVVVVEVVVVEVVVVVEVEVVEEEEEEEEEEEEEEEEENUENUNUENUNUENUENUENUNUNUENUNNUNUENUNUNUNUNUNUENUNUENUENUNUENUENUNUNUENUNNUNUNUNUENUENUNUNUENUENUENUENUNUNUNUNUENUNUNUNUNUNUNUNUENUNUNUNNNUNUNUNNUNUNUNUENNUNUNUNNUENNUNUENNUNUNUENNUNNUNUENNUENUENUNUENUNNNUENUENUENNNUNUNUENUENUNUNNNUENUEUUUUUUUUEUUUUUEUUUEUUEUEUEUEUEUUUEUEUEUEUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEENORTHBENEDICT AVENUEPC AGENDA PAGE 35
SALVIA LEUCANTHAMEXICAN BUSH SAGELOMANDRA 'BREEZE'DWARF MAT RUSHACACIA BAILEYANAFERNLEAF ACACIAFICUS CARICAEDIBLE FIGOLEA EURPOPAEA ' SWAN HILL'SWAN HILL FRUITLESS OLIVEPHOENIX DACTYLIFERADATE PALMLEPTOSPERMUM SCOPARIUM 'APPLE BLOSSOM'NEW ZEALAND TEA TREE APPLE BLOSSOMJASMINUM POLYANTHUMPINK JASMINELANTANA MONTEVIDENSISPURPLE TRAILING LANTANAOSCULARIA DELTOIDESPINK ICEPLANTROSMARINUS OFFICINALIS 'GOLDERN RAIN'GOLDEN RAIN ROSEMARYRIBES SPECIOSUMFUCHSIAFLOWER GOOSEBERRYCHITALPA TASHKENTENSIS 'MORNING CLOUD' MORNING CLOUD CHITALPAPC AGENDA PAGE 36
SCALE:AS SHOWNDESIGNED BY:FMNO. DATE REVISIONBYDATE:NOV 2021SHEET NUMBERPROPOSED PHOTOMETRIC PLANGENERAL NOTE1. PHOTOMETRIC DESIGN AND LAYOUT PERFORMED BY DIALUX LIGHTING APPLICATION SOFTWARE; DATED 11/28/2021.1. Utilization Profile - LIGHTING FOR COMMON APPLICATIONSSPECIAL NOTE2. Application - Building Entries/Outdoor; Site Gated Entries, Manned,Vehicles, Cars and light trucks, General Area, LZ3PROPOSED BLDG12428 BENEDICT AVEDOWNEY, CAPC AGENDA PAGE 37
PC AGENDA PAGE 38