HomeMy Public PortalAbout07-26-94 PLANNING COMMISSION t
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AGENDA
LYNWOOD CITY PLANNING COMMISSION
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SPECZAL MEETING - 7:30 P.M R E C EIV E D
City Hall Council Chambers CITY Of LYNWOOD I
11330 Bullis Road, Lynwood, CA CITY CLERKS OF�ICE
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July 26, 1994 � �
7i8i9iIDillil2ili2i3i4i5i6
Errick R. Lee �� °,�,' �' �� "/ " /"'�'
Chairperson ����
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Carlton McMiller ponald Dove
Vice Chairman Commissioner
Eloise Evans Joyce Hurley
Commissioner Commissioner
Jamal Muhsin Frankie Murphy
Commissioner Commissioner
C O M M I S S I O N C O U N S E L:
Michele Beal Bagneris
Interim Deputy City Attorney
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STAFF:
Roger Haley Robert Diplock
Special Assistant Planning Manager
Art Barfield Louis omoruyi
Associate Planner Associate Planner
Louis E. Morales, Jr. Paul Nguyen _
Associate Planner Civil Enqineer Assoc.
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ATTACHMENTS:
l. Location Map
2. Resolution No. 2501
3. Site Plan
4. Staff Report 4/12/94
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CASE N0 �
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RESOLUTION NO. 2501
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A RESOLUTION OF THE PLANNING .
COMMISSION OF THE CITY OF LYNWOOD
APPROVING CONDITIONAL USE PERMIT N0.139
FOR THE ESTABLISHMENT OF A WOMAN AND
CHILDREN RESIDENTIAL REHAHILITATION
CEI3TER IN AN EXISTING VACANT CONVALESCENT
HOSPITAL AT 3598 MARTIN LUTHER KING JR.
BOULEVARD IN THE H-M-D (HOSPITAL,
MEDICAL, DENTAL) ZONE, LYNWOOD, CA. 90262
WHEREAS, the Lynwood Planning Commission, pursuant to law,
On June 12, 1994 conducted a public hearing on the subject
application; and
WHEREAS, the Planning Commission considered all pertinent
testimony offered at the public hearing; and
WHEREAS, the Director of Community Development has
determined that the proposal is categorical exempt from the
provisions of the CEQA Guidelines Section 15061b (3) as amended;
and
WHEREAS, a Conditional Use Permit is required for the
establishment and operation of a Residential Rehabilitation
Center in an area designated as Commercial under the General Plan
and in the H-M-D (Hospital, Medical, Dental) zone.
Section 1. The Planning Commission hereby finds and
determines as follows:
A. The site of the proposed use is adequate in size and
shape to accommodate the structures, walls, landscaping,
driveways and other development features required by the
Official Zoning Ordinance except for parking.
B. The propose use, subject to conditions, will not have a
negative effect on the value of surrounding properties
or interfere with or endanger the public, health, safety
or welfare.
C. The site will be developed pursuant to the conditions
stipulated in the current zoning regulations and as per
the site plan submitted and reviewed by the Site Plan
Review Committee.
D. The granting of the Conditional Use Permit (CUP 139)
will not adversely affected the General Plan.
E. The proposed development will aid in upgrading the area
and will act as catalyst in fostering other quality
health care development.
Section 2. The Planning Commission of the City of Lynwood,
based upon the aforementioned finding and determinations, hereby
approves Conditional Use Permit, Case No. 139, provided the
following conditions are observed and complied with at all times.
. f\resolutn\resa2501
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COMMUNITY DEVELOPMENT DEPARTMENT
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General
1. The proposed development shall comply with all applicable
regulations of the Lynwood Municipal Code, the Uniform
Building Code and the Uniform Fire Code.
2. Any proposed subsequent modification of the subject site,
use, or structures thereon, shall be first reported to the
Community Development Department, Planning Division, for
review and approval.
3. The applicant and/or his representative shall sign a
Statement of Acceptance stating that he/she has read,
understands, and agrees to all conditions of this resolution
prior to issuance of any building permits.
REDEVELOPMENT DIVISION
4. The development shall be of a quality and character which is
compatible with and harmonizes with existing development in
the H-M-D (Hospital-Medical-Dental) zone.
. 5. The main entrance to the primary building should provide for
independent access to the physically impaired.
6. Submit a Landscape Plan to provide landscape improvements
along the building frontage and parking strip. Install all
landscape improvements, including street trees as per City
requirements in the parkway strip along the building
frontage on Norton Avenue.
7. Repaint building frontage along Martin Luther King Jr.
Boulevard and Norton Avenue and the building exterior
� facing the alley.
8. Provide new business sign and obtain sign permit per City of
Lynwood Municipal Code.
9. Provide improvement plans for approval by the Director of
Community Development or his designee prior to initiating
any improvements to building facade.
PLANNING DIVISION
10. Provide a signed and notarized covenant reserving nine (9)
parking spaces for subject use off-site. Provide fifteen
(15) parking spaces on site, and one space reserved for van
loading and unloading. The van space shall be so located
along the alley that the van will not block the side-walk
when backing out of the van parking spaces.
11. At least two (2) on site parking spaces shall be reserved
and marked for visitors only.
12. owner/applicant shall comply with the program guidelines as
submitted and shall request the modification of the
Conditional Use Permit in the event of change or expansion
of the program or approved use.
13. Owner/applicant shall complete all exterior improvements to
the property within six (6) months from date of issuance of
building permits.
14. Provide one handicapped space within the 15 on site spaces.
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15. The parking aisle width shall be a minimum of twenty-five
(25') feet. Exits from the parking area shall be clearly
posted with stop signs.
16. Subject building shall be accessible to the handicapped.
17. On-site lighting shall be installed along all vehicular
access ways and major walkways. Such lighting shall be
directed on to the driveways and walkways within the
development and away from adjacent properties.
18. Entity will maintain a pro-active approach to the
elimination of graffiti from the structures, fences and any
accessory building, on a daily basis.
19. There shall be a periodic review of the applicant's
' compliance with all of the requirements, (Resolution No.
2501), at a time specified by the Director , but in no event
longer than 12 months.
20. The applicant or his/her successor in the interest shall
provide evidence of good-faith compliance with all the
requirements at the time of said review.
. 21. Any violation of said conditions in this resolution may
result in revocation of the Conditional Use Permit by the
issuing body at a regularly scheduled meeting.
BUILDING DIVISION
22. All tenant improvement shall comply with local codes and
ordinance, including the energy requirements and handicapped
and ambulatory access requirements of Title 24.
FIRE DEPARTMENT
23. The emergency generator shall be repaired to the
satisfaction of the Fire Department.
24. Any fire alarm and smoke detector systems failure shall be
repaired to the satisfaction of the Fire Department.
25. Replace portable fire extinguishers as needed and service
ones that are on site.
26. Provide approved Hood Protection System in the kitchen hood.
{dry chemical).
27. Fire sprinkler system shall be serviced.
28. Fire alarm panel shall show zone for kitchen area.
, 29. Repair ceilings and walls as needed, (holes).
30. Provide log for fire alarm drills and generator test.
31. Provide emergency plan for evacuation drills.
32. Provide an evacuation plan with a designated assembly area
in the event of an emergency.
' 33: Occupancy load shall not exceed 135 persons, including
patients and employees.
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Section 3: A copy of the Resolution No. 2501 and its
conditions shall be delivered to the applicant:
APPROVED AND ADOPTED this day of 1994, by members
of the Planning Commission, votincj as follows:
AYES :
NOES :
ABSENT :
ABSTAIN :
Errick R. Lee Chairperson
APPROVED AS TO CONTENT: APPROVED AS TO FORM:
! �
� Robert Diplock Michele Beal Bagneris
Planning Manager Deputy City Attorney
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DATE: April 12, 1994
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To: PLANNING COMMISSION
FROM: Sol Blumenfeld, Director�
Community Development Depa ment
BY: Robert Diplock, Planning Manager
SUBJECT: Conditional Use Permit Case No. 139
Applicant: WATTS HEALTH FOUNDATION
PROPOSAL:
The applicant is requesting approval of a Conditional Use Permit
and an associated Zone Change (from C-2 Commercial to H-M-D
Hospital Zone) in order to establish a Women and Children
Residential Rehabilitation Center in an existing vacant
convalescent hospital structure at 3598 Martin Luther King Jr.
Boulevard in the C-2 (Medium Commercial) zone. This case was
continued from the March 8, 1994 Planning Commission meeting to
this meetinq in order to investigate the possibility of providing
additional parking and resolving other concerns raised in the
hearing.
FACTS:
1. Source of Authoritv
The proposed use is not a permitted use in the C-2 zone and
a Zone Change request (to H-M-D) is being processed
concurrently. The H-M-D zone permits convalescent homes by
right and institutions for treatment of alcoholics upon
securing a Conditional Use Permit. If the Planning
Commission determines that the proposed use is conditionally
permitted in this zone, then a Conditional Use Permit is
required, under Section 25-13.1 of the Zoning Ordinance.
2. ProAerty Location
The subject property consists of an existing vacant
convalescent hospital building on the west side of Martin
Luther King Jr. Boulevard at Norton Avenue (see attached
location map).
3. Propertv Size
The subject property is approximately 45,000 square feet in
size.
4. Existina Land Use
The subject site is an existing vacant convalescent
hospital. The surrounding land uses are as follows:
North-Commercial East-Commercial/Residential
South-Commercial/Residential West-Residential
5. General Plan and 2onina
General Plan: Zoninct:
North-Commercial North- CB-1
South-Commercial South- R-3/H-M-D
East-Commercial/Residential East- C-2/R-2/R-1
West-Multi-Family Residential West- R-3/P-1
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�{� 6. Proiect Characteristics•
The applicant proposes to establish a Women and Chil"dren
Rehabilitation Recovery Center in an existing vacant
convalescent hospital buildinq. Uhuru Women and Children's
Residential Center will provide comprehensive alcohol and
drug treatment services to chemically dependent women and
their children in a residence setting.
The center will provide a twenty-four hour, seven days a
week intensive Rehabilitation Recovery Program for up to one
year. The Center will be staffed twenty-four hours by
approximately thirty (30) Alcohol and Drug Treatment
Specialists, in three eight hours shifts. All clients
movement and activities (external and internal) will be
closely monitored by staff. The program is equipped to
provide van transportation for clients throughout the
community. Twenty-four hour security will be utilized to
assure safety of the program participants .
The occupancy requested is 50. The property contains
fifteen (15) parking spaces, courtyards, play areas,
twenty-four (24) rooms with 2 beds each, eleven (11) rooms
with 3 beds each and twelve (12) rooms with 4 bed each.
There are seven activity rooms, storage rooms, a laundry, a
kitchen, plus a conference room, offices and restrooms.
On Apri1.4, 1994, the applicant submitted a revised site
plan showing a parking layout for 18 parking spaces which
consists of 9 compact, 8 standard, 1 handicapped and 1 van
loading space.
7. Site Plan Review
At its regular meeting on Wednesday, December 22, 1993, the
Site Plan Review Committee evaluated the proposed
development and recommended denial by the Planning
Commission because of inadequate parking and access and
circulation problems.
The proposed use is deficient in parking. only 15 parking
spaces are provided on site or 18 as revised. During the day
most of these parking spaces would be used by staff and
possible van parking. Additional special staffing come in
for treatment sessions. There would be very little or no
parking available for visitors, additional staff or any
client that might be dropped off or picked up by private
automobile. All access to the parking on this site is
through the alley which provides poor circulation.
Due to overcrowded parking conditions in the surrounding
area, inadequate parking for the proposed use will further
impact the existing parking problems in the area.
8. Zonincx Enforoement History
None of Record
9. Public Resoonses
No written submittals at the time this report was prepared.
A number of persons spoke in favor of the project at the
° March 8, 1994 public hearing.
ANALYSIS AND CONCLUSION:
1. Consistencv with General Plan and Zoninq
The proposed land use is consistent with the existing
General Plan designation of Commercial. However, the
proposed use is not permitted in the C-2 zone. A rezone to
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H-M-.D is required if the Planning Commission determines that
the proposed use is essentially similar to an "institution
' 1 for the treatment of alcoholics", which is a permitted use
in the H-M-D zone with a Conditional Use Permit.
2. Site Suitabilitv
The property is adequate in size and shape to accommodate
the proposed development relative to structures, walls,
fences, landscaping, and other development features
required by the Zoning Ordinance. However, the site cannot
provide adequate parking and there is poor traffic
circulation with access only through the alley. The revised
van loading area is adequate in size but its location at the
end of the building does not permit a full turning movement,
and necessitates backing out of the parking space across a
public sidewalk. The parking spaces are very narrow which
may create a hazard with adjacent parking.
3. Compatibility
The proposed development is surrounded by a mixture of
commercial, residential, and hospital-medical-dental uses.
Therefore, the project will be compatible with the
surrounding land uses. However, the project as proposed may
have a negative effect on the values of the surrounding
properties which are undergoing substantial revitalization
with improvements on the adjacent St. Francis Medical Center
campus.
4. Comnliance with Develooment Standards
The proposal meets development standards required by the
Zoning Ordinance with respect to setbacks, lot coverage,
building height and density. If the proposed use were to
locate in this facility, the building will be required to
meet Title 24 (Access and Energy) and ADA Code requirement.
The major problem with this site is inadequate parking and
poor traffic circulation. There are no specified parking
requirements in the Zoning Ordinance for residential
alcohol and drug treatment facilities. If this facility is
considered similar to a qeneral hospital, approximately 50
parking spaces would be required (1 space per patient
bed). Medical/dental offices require 1 space per 250 square
feet or approximately 72 spaces for the proposed use. The
previous use, a convalescent hospital, required only 1 space
per 5 beds or a total of 10 spaces.
The applicant proposes to bring clients to the facility and
transport them off site for doctor visits, home visits,
etc., by van, with staff, 50 patients and their children,
visitors and special staff providing treatment or training,
however the vicinity is impacted with heavy parking demand
and the proposed development may worsen parking conditions
if parking is undersupplied on-site.
On April 4, 1994 the applicant submitted a letter
(attached) stating that they have made an effort to locate
off street parking as requested by the Commission but have
not been successful. No additional parking is proposed to be
provided, thus the proposal continues to be deficient in
parking.
It is unlikely that the area shown in the revised parking
layout could accommodate 18 parking spaces. Also, the
Municipal Code does not allow for more than 20% to 25%
compact spaces and then only for projects with at least one
hundred and fifty (150) parking spaces. The parking issues
still exist and has not been resolved.
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5. Benefits to Communitv
The proposal would upgrade the use of the property which is
now vacant. The new use likely would also provide some
local employment opportunities. However, the area in which
the proposed use is to be located is undergoing substantial
revitalization with a�soon to be completed 60,000 sq. ft.
Medical Office building and 27,000 prenatal facility on the
St. Francis Medical Center Campus. The proposed use can
potentially create conflict with the surrounding medical-
office neighborhood. In addition, the vicinity is impacted
with heavy parking demand and the proposed development may
worsen parking conditions in the area if minimum code
i requirements are not fulfilled.
6. Environmental Assessment
Staff has found that no substantial environmental impact
will result from the proposed development; therefore, a
Negative Declaration has been filed in the Community
Development Department and in the Office of the City
Clerk.
RECOMMENDATION
Staff respectfully requests that, after consideration, the
Planning Commission deny this application due to an inadequate
parking supply which is inconsistent with Municipal Code
requirements, inadequate ingress and egress to project parking
which is provided exclusive from an alley, and an inadequate
off-street van loading and unloading area.
ATTACHMENTS:
1. Location Map
2. Site Plan
3. Description Of Project Scope
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DATE: Jllly 26, 1994 (�1,-",;'f� Tt'�R �10 ��
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�Zl,;._�::�,!�c �; `�l�i pCi
` TO: PLANNING COMMISSION . .,..,
C.� . _ ° . _2G---�.---._._,
FROM: Robert Diplock, Planning Manager
Planning Division, Community Development Department
BY: Louis Omoruyi, Planning Associate
SUBJECT: Zone Chanae - Case No. ZC 9
Applicant: WATTS HEALTH FOUNDATION
PROPOSAL:
The applicant is requesting approval of a Zone Change (ZC 9) from
C-2 (Commercial) to H-M-D (Hospital, Medical and Dental) in
order to establish a Women and Children Residential Recovery
Center on a 45,000 square foot parcel, which contains a one story
existing vacant convalescent hospital building on the west side
of Martin Luther King Jr. Boulevard at Norton Avenue.
BACKGROUND
On July 12, 1994, at their regularly scheduled meeting, the
Planning Commission held a public hearing on the proposed zone
change. The Commission continued the public hearing to a special
meeting on July 26, 1994 in order to hear the case at the same
public hearing with Conditional Use Permit 139.
FACTS
1. Source of Authoritv
Section 25-27.1 a. of the City Zoning Ordinance allows
property owners to initiate a change in zoning boundaries
and classification. Section 25-24.1 authorizes the Planning
Commission to determine if a use not specifically listed
shall be deemed a permitted or Conditional Use in any zone.
2. Property Location:
The subject property consist of an existing vacant
convalescent hospital building on the west side of Martin
Luther King Jr. Boulevard at Norton Avenue (see attached
Locatiori Map).
3. Propertv size:
The subject property is an irregular shaped lot,
approximately 45,000 square feet in size.
4. Existina Land Use:
The subject property is an existing vacant convalescent
hospital. The surrounding land uses are as follows:
� North - Commercial
South - Commercial/Residential
East - CommerciaT/Residential
West - Residential
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5. Land Use Desianation:
The General Plan designation for the subject property is
Commercial while the Zoning Classification is C-2. The
surrounding land use designations are as follows:
General Plan Zoning
North - Commercial North - CB-1
South - Commercial South - R-3/IIMD
East - Commercial/Residential East - C-2/R-2/R-1
West - Multi-Family Residential West - R-3/P-1
6.Project Characteristics
The Zone Change is proposed in order to allow for a Women
and Children Residential rehabilitation Center in an
existing 25,00o square foot vacant convalescent hospital
building. The Municipal Code does not contain provision for
a drug rehabilitation center. The proposed use is not
specifically permitted in the H-M-D Zone but could be found
to be permitted if the Planning Commission determines that
the use is a"mental hygiene home" or is similar to a
permitted or conditionally permitted use, in this case "an
institution for the treatment of alcoholics".
7. Site Plan Review:
On December 22, 1993, the Site Plan Review Committee
evaluated the proposed zone change and recommended approval
to the Planning Commission, if the Commission determines to
approve the associated Conditional Use Permit (CUP No. 139).
8. Zoning Enforcement Historv:
None of record for this use at the time this report was
prepared.
9. Public Response:
None of record at the time this report was prepared.
ISSUES AND ANALYSIS
1. Consistencv with General Plan and Zonina
The proposed land use is consistent with the existing
General Plan designation of commercial. However, the
proposed use is not permitted in the existing zoning
classification (C-2). The proposed development requires a
Zone Change to H-M-D and a Conditional Use Permit.
2. Site Suitabilitv
The property is adequate in size and shape to accommodate
the proposed development relative to structures, walls,
fences, landscaping, and other development features required
by the Zoning Ordinance. However, the site cannot provide
adequate parking and there is poor traffic circulation with
access only through the alley. The revised van loading area
is adequate in size but its location at the end of the
building does not permit a full turning movement, and
necessitates backing out of the parking space across a
public sidewalk. The parking spaces are very narrow which
may create a hazard with adjacent parking. The applicant has
secured 9 additional off site parking spaces and staff has
conditioned project approval upon locating the van parking
space to minimize conflicts with pedestrians.
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3. Comoliance with Develonment Standards
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The subject area is adequate in size and shape to carry out
the intent of the H-M-D zoning category and can accommodate
the proposed development relative to the proposed density,
bulk of the structures, walls, fences, and other development
standards required by the Zoning Ordinance. However, parking
is limited and the applicant/owner has provided for nine (9)
off street parking spaces in order to improve the parking
situation.
4. Comoatibility
The proposed H-M-D (Hospital-Medical-Dental) zone will be
located at the northern edge of existing commercial
development including a convalescent hospital and is across
the street from several blocks of commercially zoned land.
The applicant is proposing screen plantings along the west
side of the property to minimize any adverse impacts on
residential development to the west of the proposed use.
The Zone Change will not have a negative effect on the
values of the surrounding properties or interfere with or
endanger the public health or welfare. Landscaping and
structure improvements should have a beneficial effect on
adjacent commercial property.
5. Benefits to Communitv
The proposed Zone Change would upgrade the use of the
property which is now vacant. The new use also will likely
provide some local employment opportunities.
6. Environmental Assessment
The Director of Community Development has determined that no
substantial environmental impact will result from the
proposed zone change; therefore, a Negative Declaration has
been filed in the Community Development Department and in
the Office of the City Clerk.
RECOMMENDATION:
Staff respectfully requests that, after consideration, the
• Planning Commission adopt the attached Resolution No. 2509:
1. Finding that the Zone Change (ZC 9) will not have a
significant effect on the environment and certifying the
Negative Declaration as complete.
2. Approving Zone Change Case No. ZC 9, subject to the
stated conditions and requirements contained in CUP 139.
ATTACHMENTS
1. Locatipn Map
2. Resolution No. 2509
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CASE N0. � �
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� RESOLUTION NO. 2509
:�
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LYNWOOD RECOMMENDING AN
AMENDMENT TO THE LYNWOOD ZONING MAP
PERTAINING TO A ZONE CHANGE ON LAT 69 OF
TRACT NO. 20680 MB 552-4-6 OF THE LOS
ANGELES COUNTY RECORDER OFFICE, LOS
ANGELES COUNTY, LOCATED AT 3598 MARTIN
LUTHER KING JR. BOULEVARD, LYNWOOD
CALIFORNIA.
WHEREAS, the Planning Commission of the City of Lynwood,
pursuant to law, on July 12, 1994 held a public hearing on the
subject application; and
WHEREAS, the Planning Commission has carefully considered
all pertinent testimony offered at the public hearing; and
WHEREAS, the Zoning Ordinance classification of C-2 does
not permit the proposed use of the property (Residential Care
Facility); and
WHEREAS, the Community Development Director has determined
that the proposal is exempt from provisions of the State CEQA
Guidelines, Section 15061b (3), as amended.
Section 1. The Planning Commission of the City of
Lynwood hereby finds and determines as follows:
A. The current C-2 (Medium Commercial) Zone of the
subject site does not permit the proposed use, however, it is a
permitted use in the H-M-D (Hospital-Medical-Dental) zone.
B. The subject site would accommodate the proposed
development due to its size, location, and proximity to other
commercial and hospital and medical land uses.
C. The Zone Change to H-M-D (Hospital-Medical-Dental)
would be consistent with the General Plan designation of
Commercial.
D. The proposed Zone Change Amendment will not be detri-
mental to the properties surrounding the site.
Section 2. The Planning Commission of the City of
Lynwood, bdsed upon the aforementioned findings and the determi-
nations, hereby approves Zone Change Case No. 9 and recommends
City Council adoption of an ordinance changing the Zoning Map
from C-2 (Medium commercial) to H-M-D (Hospital-Medical-Dental)
Zone for Lot 69 of Tract No. 20680 Map Book 552-4-6 of the Los
Angeles County Recorders Office located at 3598 Martin Luther
King Jr. Boulevard, Lynwood, California.
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Section 3. A copy of this resolution shall be delivered to
the applicant.
� APPROVED and ADOPTED this day of , 1994, by members
of the Planning Commission voting as follows:
AYES:
NOES:
ABSENT:
ABSTAIN:
Errick R. Lee, Chairperson
APPROVED AS TO CONTENT: APPROVED AS TO FORM:
Robert Diplock Michele Beal Bagneris
Planning Manager Deputy City Attorney
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