HomeMy Public PortalAboutA 2017-11-14 PLANNING COMMISSION
DATE: November 14, 2017
TO: Honorable Chair and Members of the Planning Commission
FROM: John Yonai, Director
SUBJECT: Plaza Mexico Residences (Mixed Use Residential)
Applicant: Isaac SJ Eun
Property Owner: 3000 E. Imperial, LLC.
Request: The applicant requests approval of Site Plan
Review Permit No. 2017-07, Major Variance
No. 2017-03 and a Specific Plan Parking
Management Plan to authorize the
development of a 348-unit residential building
with 26,417 square feet of retail/commercial
space.
1. RECOMMENDATION
Staff recommends that the Planning Commission take the following actions:
A. ADOPT Planning Commission Resolution granting Site Plan Review Permit No.
2017-07 subject to the incorporated Conditions of Approval and Adopting Mitigated
Negative Declaration, dated October 18, 2017 and Mitigation Monitoring Plan
B. ADOPT Planning Commission Resolution making the required findings and
granting Major Variance No. 2017-03
2. PROJECT SITE LOCATION AND ASSESSOR’S PARCEL NUMBER
The project site is located at 3000 E. Imperial Boulevard in the City of Lynwood (the
“Site”). The Tax Assessor’s Parcel Numbers (APN) is 6169-003-017.
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Proposed Project Site
3. GENERAL PLAN AND ZONING
Table 3.1 below indicates existing City of Lynwood General Plan and Zoning Land Use
Designations for the proposed Site and surrounding area.
Table 3.1 – Existing General Plan and Zoning Information (Exhibit 1)
Surrounding
Site
Locations
Existing Land Use General Plan
Designation
Zoning Designation
Proposed
Project Site
Vacant Specific Plan Area Town Center District
(Specific Plan)
North Vacant Commercial Heavy Commercial (C-3)
South Residential Specific Plan Area Specific Plan Area
East Commercial/Retail Specific Plan Area Specific Plan Area
West Manufacturing
Uses
Specific Plan Area Town Center District
(Specific Plan)
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The Site is currently vacant. To the east of the Site is the Plaza Mexico retail center.
The land uses to the west of the Site include an auto body repair shop, glass
manufacturer and a recycling facility. To the north of the Site are Imperial Highway and
commercial uses. Beechwood Avenue is to the south of the Site. Several single-family
homes and small multi-family buildings exist along Beechwood.
Table 3.2 – Proposed General Plan and Zoning Information
Table 3.2 below indicates the proposed City of Lynwood General Plan and Zoning Land
Use Designations for the proposed Site and surrounding area.
Surrounding Site
Locations Proposed Land Use
Proposed
General Plan
Designation
Proposed
Zoning
Designation
Proposed Project
Site
Mixed Use Residential No change No change
North No development
proposed
No change No change
South No development
proposed
No change No change
East No development
proposed
No change No change
West No development
proposed
No change No change
The proposed project consists of the construction of a 348-unit mixed use residential
development along with 26,417 square feet of commercial/retail space (the “Project”).
There is no General Plan or Zoning Designation proposed for the Site. There are no
other proposed projects on the Site at the current time.
4. PROJECT BACKGROUND
The Site was first developed by Grayson Heat Control, a manufacturer of heat control
devices during the 1930s. Grayson was acquired by Robert Shaw-Fulton Controls, Co.
during the late 1930s or early1940s. Following Grayson/Robert Shaw-Fulton, Whittaker
WM R Co., acquired the Site in 1955. The Site was subsequently listed in the 1960 City
Directory under the names Telecomputing Services, Telecomputing Corp Whittaker
Controls Division, and Whittaker Controls Div. of Telecomputing Corp. Manufacturing.
The Site was subsequently purchased by the Kanowsky family in 1963, which owned
the property until it was acquired by Gold Realty Company in 1970. Allied Industrial
Components and Allied upholstery Manufacturing, Inc are listed as the occupants in
1970 and Brea Datsun and K&K Office Furniture in 1985. Regent Officeworks, Inc.
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purchased the K&K business in 2004 and used the Site for furniture manufacturing
operations. 3000 E Imperial, LLC acquired the property in 2006.
Toxic Substance Remediation
Due to poor industrial and environmental practices of the early owners/developers of the
Site, it was identified by the Department of Toxic Substance Control (DTSC) as a
remediation site. During investigations conducted from 2004 through 2010, volatile
organic compounds (VOCs), semi-volatile organic compounds, total petroleum
hydrocarbons (TPHs) and metals were found in soil above levels acceptable by DTSC.
VOCs, trichloroethylene (TCE), and perchloroethylene (PCE) contamination was found
in groundwater above standards enforced by DTSC. The groundwater contamination
extends off-site beneath the adjacent property to the west at Beechwood Street and
extends about 900 feet southwest of the property.
VOCs are solvents commonly found in paint thinners, gasoline products, dry cleaning
processes, commercial and industrial processes and frequently occur as contaminants
in the environment. TPHs are a mixture of chemicals made mainly from hydrogen and
carbon found in crude oil. PCE and TCE are solvents typically used for degreasing and
cleaning metal parts.
After review of possible cleanup options, DTSC selected, Enhanced in-situ
Bioremediation (EISB) and Zero Valent Iron (ZVI) injections as the primary groundwater
treatment methods. In addition, ERH will be used to cleanup the VOCs in groundwater
similar to the process used for soil remediation.
EISB uses the injection of an electron donor solution through emulsified vegetable oil
and a microbial culture (KB-1®) into groundwater to enhance the rate and extent of
biological reductive dechlorination of VOCs. EISB can also indirectly cleanup non-
chlorinated compounds such as gasoline range total petroleum hydrocarbons (TPH-g)
and benzene, by using these compounds as additional electron donors.
The property owner, 3000 E Imperial, LLC, entered into a CLRRA Agreement in July
2007 and completed a Site assessment by November 2007. The property owner
envisioned to redevelop the Site with a mixed use, high-density, project. The proposed
project, Plaza Mexico Residences, consists of commercial use on the ground/first floor
and approximately 348 residential units above the commercial floor. The Department of
Toxic Substance Control (DTSC) approved the Response Plan by June 2011 and the
plan was implemented soon thereafter. The Response Plan proposed to soil vapor
extraction to remove contamination in soil, in-situ treatment of contaminated
groundwater, soil excavation and offsite disposal to address limited pockets of metals
contamination and to file a land use restriction to monitor residual concentrations of the
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contaminants of concern in soil and groundwater. In 2012 the property owner proposed
a pilot study to use electric resistance heating to accelerate the cleanup. DTSC
subsequently reviewed and approved the study and remediation method.
A Removal Action Completion Report (RACR) for Area 2 was approved by DTSC in
April 2013. A site wide RACR was approved by DTSC in April 2015. An Addendum to
the RACR (March 2016) was submitted to DTSC. The addendum presented a
supplemental evaluation which concluded that residual concentrations of contaminants
of concern do not pose a health risk to potential future residents on the second or above
floor. DTSC determined that the property in its present condition is suitable for
commercial use on the ground/first floor and residential units on the second floor and
above, provided that the final building(s) design (as approve by the City) are provided to
DTSC for review.
The property owner is required to file a land use covenant with Los Angeles County
Recorder that limits the use of the Site as described in the above paragraph and is
required to continue to monitor residual concentrations of contaminants in groundwater
and soil under DTSC oversight.
5. PROJECT DESCRIPTION
The applicant requests that a Site Plan Review Permit with Parking Plan and Major
Variance be granted to authorize the construction of a residential mixed-use
development on a 3.6 acre site (156,380 square foot lot) in conjunction with the Plaza
Mexico Development which consists of 40.28 acres. The Project includes 348
residential units and 26,417 square feet of commercial/retail space (see Site Plan -
Exhibit 2). The commercial and retail uses are proposed on the first of six stories. The
proposed residential units would be distributed among four building levels as follows:
Residential Level 1 (3rd story of building) (80 units)
3 - Studio Units with areas of 558 square feet
38 - One-Bedroom Units ranging in area from 650-657 square feet
37 - Two-Bedroom Units ranging in area from 904-974 square feet
3 - Three-Bedroom Units ranging in area from 1,209-1,248 square feet
Residential Level 2 (4th story of building) (84 units)
40 - One-Bedroom Units ranging in area from 650-657 square feet
42 - Two-Bedroom Units ranging in area from 904-974 square feet
2 - Three-Bedroom Units ranging in area from 1,209-1,248 square feet
Residential Level 3 (5th story of building) (92 units)
46 One-Bedroom Units ranging in area from 650-657 square feet
44 Two-Bedroom Units ranging in area from 904-974 square feet
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2 Three-Bedroom Units ranging in area from 1,209-1,248 square feet
Residential Level 4 (6th story of building) (92 units)
46 - One-Bedroom Units ranging in area from 650-657 square feet
44 - Two-Bedroom Units ranging in area from 904-974 square feet
2 - Three-Bedroom Units ranging in area from 1,209-1,248 square feet
Residential Site Plan (2nd Floor)
Building Design and Profile
The building exterior reflects modern Mexican design with motifs in Spanish culture,
employing traditional plaster walls with recessed punched windows and vibrant colors.
The exterior is articulated with vertical towers creating landmark iconic elements along
the façade, demarking the entry points and major circulation elements. The building is
approximately 675 feet by 230 feet and six stories in height.
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Building Profile (Imperial Blvd.)
Landscaping and Open Space
Landscaping (planter areas within interior courtyards) will occupy 10,570 square feet of
the Project site. The landscape palette will be drought tolerant, native plants. The
various courtyards on-site will have landscape themes to create an interest and varying
landscape pallet reflecting several regions in Mexico. Approximately 200 square feet of
open space is proposed per residential unit. A landscaping plan has been prepared by
applicant (Exhibit 2) which is a part of the permit application and approval request.
Location and Access
The Project is located within the Lynwood Transit Area Specific Plan– Town Center
District. This area occupies approximately 315 acres that generally encompasses the
following: properties located along Long Beach Boulevard from Virginia Avenue to
Norton Avenue; along Imperial Highway from Alameda Street to Martin Luther King Jr.
Boulevard; the approximately 50-acre Plaza Mexico shopping center; the Long Beach
Boulevard Green Line Station and Long Beach Boulevard/Interstate-105 Freeway
Ramps; industrial uses located along Alameda Street just south and north of Interstate-
105; the St. Francis Medical Center; and, existing residential and commercial uses
located along Beechwood Avenue, Sanborn Avenue, Mulford Avenue, and California
Avenue. The Specific Plan concentrates and prioritizes development of key opportunity
sites along major roadway corridors, existing industrial and hospital districts, and
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existing neighborhoods in the study area. In addition, the Specific Plan is intended to
facilitate transit-oriented community design by promoting complete streets, expanded
transit services, and enhanced transit services and enhanced pedestrian and bicycle
linkages throughout the Specific Plan study area.
Vehicle traffic will access the proposed parking garage from Imperial Highway from the
north and Beechwood Avenue from the south. Pedestrians access the
commercial/retail shops through various passages ways between the segments of
commercial space.
Parking
The Project includes a Parking Management Plan (Exhibit 3). Parking is proposed on
the ground commercial/retail level and the first two residential levels.
Level One Commercial/Retail Parking – 181 parking spaces (comprised of 177 spaces
with dimensions of 9’ x 18’ which include 6 Handicap spaces. Also, there are 2 tandem
spaces coupled with 2 spaces dimensions of 9’ x 18’, totaling 4 tandem spaces)
Level One Residential Parking – 72 parking spaces (comprised of 40 spaces with
dimensions of 9’ x 18’, 29 tandem spaces with dimensions of 9’ x 16’, 3 tandem spaces
with dimensions of 9’ x 15’). Retail/Commercial parking on the ground floor residential
spaces are proposed to be “After Hours” residential guest parking as shared parking
which is promoted by Lynwood Transit Area Specific Plan.
Level Two Residential Parking – 452 parking spaces (comprised of 317 spaces with
dimensions of 9’ x 18’, 129 spaces with dimensions of 9’ x 16’ (C-1 as tandem), 3
spaces with dimensions of 9’ x 17’ – 6” (C-3 as tandem), 3 spaces with dimensions of 9’
x 15 (C-2 as tandem). There are 3 Handicap spaces).
Major Variance
The Project requires three major variances from applicable development standards.
The property owner (applicant) has requested increased building height, from three
stories (max) to six stories and reduced unit size and open space requirements. The
requests and the applicant’s justification for each request is summarized in the table
below.
Current
Development
Standard
Proposed Development
Request
Applicant Justification
Building Height: 2-3
Stories
Proposed Building Height: 6
Stories
The Project provides much
needed new rental housing in
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Lynwood. It will create an
important catalyst for
modernization and
development of this important
area, and, in conjunction with
the existing adjacent Plaza
Mexico retail center, it will
create a village center for
Lynwood. Located adjacent to
the intersection of Lynwood’s
two major thoroughfares and
with immediate freeway
access, this site is the logical
choice for a more dense
mixed-use project. By lining
the ground floor along
Imperial and State with retail
shops, it creates an extension
of the adjacent retail center,
creating a new sense of
pedestrian interaction in the
area. In order to be able to
create this mixed-use
atmosphere, and for the
project to be financially viable,
the density shown in the
drawings is necessary versus
the limitations indicated in the
new specific plan. In addition,
the allowable building height
for this location has been 190
ft for the past 10 years, and
the allowable height for the
adjacent properties, part of
the master planned
development, is 100 ft. The
current height proposed is 75
feet. It is basically a 4-story
residential structure with two
levels of parking above
ground required for the 4
levels of residential. This is
basically two levels of parking
above grade with Four levels
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of residential above the
parking.
Open Space: 300
square feet per unit.
Proposed Open Space: 200
square feet per unit.
We believe the 300 sq ft
requirement is excessive for a
mixed-use project of this type,
and that the 200 sq ft is more
than adequate from a market
standpoint for an urban
environment such as this. For
example, Los Angeles City
requires only 100 sq ft per
one-bedroom unit and 125 sq
ft per 2-bedroom unit. The
fact that the courtyards are
interconnected allow people
to wander from one courtyard
and open space to another,
allowing tenants to have a
variety of open space options
and activities within the
project. We intend to also
have multiple interior options
and spaces and amenities to
extend and expand tenants
living space environment.
Additionally, we will be
providing multiple seating
options within the courtyards
to allow additional
socialization and activity
spaces other than tenants
residential units. We also
have a Pool area, Fitness
room, Lounge area,
Multipurpose rooms and
public restroom spaces for
Residential tenants.
Minimum Unit Size:
700 square feet
Proposed Minimum Unit Size:
500 square feet
We believe a minimum gross
floor area of 750 sq ft is a
suburban standard, building
high density in a
transportation corridor can
and should be more efficient
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to accommodate all housing
needs and budgets. We are in
a Transit Oriented
Development area in an
urban setting. Studio units in
the 500 sq ft range and one-
bedroom units in the 600 sq ft
range are very common in
today’s modern updated
projects to meet all budget
level requirements. They give
more options to people to
meet their budget. We will still
be providing the same level of
finish and a high level of finish
even though the residential
unit might be smaller.
6. CALIFORNIA ENVIORNMENTAL QUALITY ACT (CEQA)
Pursuant to CEQA (Public Resources Code §21000 et seq.) and the State CEQA
Guidelines (Title 14, California Code or Regulations, Division 6, Chapter 3, §15000 et
seq.), the subject application is a “project” that is subject to environmental review.
Staff conducted an Initial Study to analyze the scope and scale of potential
environmental impacts of Project development and operation. The Initial Study was
based on CEQA Guidelines (2017) Thresholds of Significance pertaining to the
following mandated topics: aesthetics; agriculture and forestry resources; air quality;
biological resources; cultural resources; geology and soils; greenhouse gas emissions;
hazards and hazardous materials; hydrology and water quality; land use and planning;
mineral resources; noise; population and housing; public services; recreation;
transportation and traffic; tribal cultural resources; and, utilities and service systems.
The environmental analysis for the Project relied on the City of Lynwood General Plan,
the City of Lynwood Transit Area Specific Plan, the previously-certified Lynwood Transit
Area Specific Plan Program Environmental Impact Report, City of Lynwood Municipal
Code, and technical studies noted in the Bibliography to this document to address in
detail the effects or impacts associated with Project construction and operation.
The Initial Study is a public document used by the decision-making lead agency to
determine whether a project may have a significant effect on the environment. If the
lead agency finds substantial evidence that any aspect of the project, either individually
or cumulatively, may have a significant effect on the environment, regardless of whether
the overall effect of the project is adverse or beneficial, the lead agency is required to
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prepare an Environmental Impact Report. If the lead agency finds no substantial
evidence the project or any of its aspects may cause a significant effect on the
environment, a Negative Declaration shall be prepared. If the lead agency recognizes
the Project may have a significant impact on the environment, but that by incorporating
specific mitigation measures to which the Project proponent has agreed in advance the
impact will be reduced to a less than significant effect, a Mitigated Negative Declaration
shall be prepared. In reviewing site specific information provided for the Project, the City
of Lynwood has analyzed potential environmental impacts created by this project and a
Mitigated Negative Declaration has been prepared pursuant to the provisions of CEQA
(Exhibit 4). Based on the CEQA Guidelines (2017) Thresholds of Significance, the City
has determined a Mitigated Negative Declaration is the appropriate environmental
documentation for the Project and, as a result, has stipulated Mitigation Measures
pertaining to aesthetics, air quality, geology and soils, noise, recreation, transportation
and traffic, tribal cultural resources, and utilities and service systems will ensure all
identified environmental impacts will be reduced to, and maintained at, a less than
significant level.
7. DEVELOPMENT STANDARDS CONSISTENCY ANALYSIS
The Project is subject to the City of Lynwood Municipal Code (LMC), Chapter 25, Article
10 – General Development Standards. The General Development Standards apply to
all zones, unless otherwise indicated. These standards provide a minimum or
maximum standard and may be modified by more stringent standards in the particular
district(s) in which the Project is located. Table 7.1 below indicates the applicable
General Development Standards and whether the Project complies with these
standards.
Table 7.1 – General Development Standards
LMC Section Development Standard Consistency Analysis
25-20-4(A) All dwelling units shall have a
minimum gross floor area of seven
hundred fifty (750) square feet.
The minimum dwelling unit width
and depth shall be twenty feet
(20'), measured from the exterior
of the structure and excluding
garages, porches, patios, eaves,
cabanas, and bay windows,.
No; however, the applicant has
requested a variance to allow
for reduced gross floor area. If
the variance is granted, the
proposed unit size will follow
the requirements of the code.
25-20-4(B) Siding material shall consist of
stucco, wood, brick, stone, or
decorative concrete block.
Synthetic materials of a similar
appearance and equivalent
Yes. The Project is conditioned
to meet this requirement.
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durability shall be permitted.
Exterior siding shall extend to a
point at or near grade. However, if
an approved solid wood, metal,
concrete, or masonry perimeter
foundation is used, the siding need
not extend below the top of the
foundation.
25-20-4(C) Roofing materials shall be Class A
as defined by the uniform building
code.
Yes. The Project is conditioned
to meet this requirement.
25-20-4(D) Utility hookups and an area shall
be provided to accommodate
installation of a clothes washer
and dryer. The hookups and area
shall be provided within the
primary structure or within an
enclosed accessory structure.
Yes. The Project is designed
with utility hookups on-site.
25-20-4(E) Areas for trash receptacles and
recycling containers shall be
provided as required by the City of
Lynwood.
Yes. The Project includes
trash receptacles and recycling
containers areas.
25-20-5(A) Open Space Requirements: All
multi-family developments with ten
(10) or more dwelling units shall
provide a minimum of three
hundred (300) square feet of a
combination of private and
common usable open space per
unit.
No; however, the applicant has
applied for a variance to reduce
the required open space
requirements. If the variance is
granted, the proposed unit size
will follow the requirements of
the code.
25-20-5(B) Trash Receptacles: Trash
receptacles and recycling
containers shall be provided as
required by the City of Lynwood.
Yes. The Project is conditioned
upon the use of trash and
recycling containers as
required by the City.
25-10-2 All properties within the City shall
be kept and maintained in a clean,
neat, orderly, operable, and usable
condition. This requirement
applies to buildings, paving,
fences, walls, landscaping, water,
earth, and any other structures or
natural features.
Yes. The Project is conditioned
to maintain the property in
accordance with the code
requirements.
25-10-9(A) Dedication And Improvement:
1. A certificate of occupancy shall
[?????]
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not be issued for any site, building,
or structure until all required
dedications and improvements
abutting rights of way for the site,
building, or structure have been
made to the ultimate right of way
shown in the general plan and as
determined by the city engineer.
Improvements shall include, but
are not limited to, curbs, gutters,
sidewalks, paving, street trees,
traffic improvements and drainage.
All improvements shall be
constructed to the specifications
and in a manner prescribed by the
city engineer. All on-site and off-
site improvements shall be
approved and accepted by the city
engineer prior to issuance of a
certificate of occupancy.
2. In lieu of dedication, the city
council may accept an irrevocable
offer to dedicate and improve.
Such agreement shall be signed
by all persons having any right,
title, interest, or lien in the
property, or any portion thereof, to
be dedicated. The signatures on
such offer shall be acknowledged,
and the agreement shall be
recorded in the office of the Los
Angeles County recorder prior to
issuance of a certificate of
occupancy.
25-10-9(D) Agreement To Improve:
1. In lieu of the required
improvements and if in the best
interest of the city, the city council
may accept from any responsible
party an agreement to make the
specified improvements within a
specified time period.
2. Such agreements shall be
accompanied by security deposits
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which may include cash,
negotiable bonds, or savings and
loan certificates, letters of credit,
or other security as authorized by
the city engineer. The security
deposit shall equal the cost of the
agreed upon improvements.
Where savings and loan
certificates or deposits are
deposited, the owners thereof
shall assign the certificates to the
city and administration adjusted for
inflation as determined by the city
engineer. Such deposit and
assignment shall be subject to and
in compliance with the provisions
and conditions of this zoning code.
3. If the estimated cost of the
improvements equals or exceeds
one thousand dollars ($1,000.00),
the applicant may file a corporate
surety bond (improvement bond)
with the city in lieu of the deposit.
Such corporate surety bond shall
guarantee the adequate
completion of all of the
improvements in a penal sum
equal to the estimated cost.
4. In cases where the stipulated
time within which improvements
were to be made expires, the city
council may grant additional time
as it considers appropriate.
Granting of additional time shall
include recalculation of
improvement costs and security
deposits. The extension must be
granted prior to expiration of the
time limit.
5. Should the responsible person
fail to complete any improvement
within the agreed upon time, the
city council may determine that the
agreed upon improvement is
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incomplete and may cause a
portion of the deposit or surety
bond to be forfeited to the city to
complete or correct the work. Such
forfeiture shall not exceed the
amount required to complete the
agreed upon work and expenses
incurred by the city as a result of
the default. Not less than ten (10)
days prior to such a determination,
the city shall serve the person with
written notice. If the written notice
is delivered by mail, it must be
sent by certified mail and shall be
served not less than twenty (20)
days prior to the determination. If
after ten (10) days the city has not
received the return receipt or the
letter is returned to the city
“refused”, the same shall be sent
by regular first class U.S. mail and
a declaration of mailing completed
and filed.
25-10-9(E) E. Adequate Rights Of Way: The
city council may grant a
modification to the provisions of
this section, thereby relieving the
applicant from compliance with all
or a portion of the provisions
thereof, subject to the following
findings:
1. That relieving or partially
relieving the applicant’s
development from providing the
required dedications and
improvements is consistent with
the general plan and the best
interest of the city of Lynwood; and
2. The required improvements are
included in a budgeted city project
which will be complete prior to the
start of the applicant’s
development or within an
approved assessment district and
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the improvement can be more
effectively provided by the city; or
3. The required construction would
create a temporary drainage or
traffic problem that can be avoided
by delaying the improvement to a
later date as part of
comprehensive improvements to
the area; or
4. The city engineer determines
current improvements to be
satisfactory.
25-10-11 Landscaping shall be provided,
irrigated and maintained as
required by the development
services director, pursuant to this
code and the policies of the city
general plan, each of which may
be amended from time to time.
Yes. The Project includes a
landscape plan, prepared in
accordance with this section.
25-10-13(C) Exterior colors shall consist of
neutral or earth tone colors for
buildings and structures. Trim and
architectural features may consist
of brighter colors. Upon
construction of a new residence or
second story addition, all
structures on the property shall
require authorization of city
approved colors.
The Project includes a color
scheme consistent with the
adjacent Plaza Mexico
shopping center. The
proposed color pallet is subject
to Planning Commission
approval via the Site Plan
Review Permit.
25-10-14 All roof appurtenances including,
but not limited to, air conditioning
units and mechanical equipment,
shall be shielded and
architecturally screened from view
from on-site parking areas, public
streets from a point immediately
adjacent to the site, and adjacent
residentially zoned properties.
Solar water heaters shall be
exempt from this requirement.
Yes. The Project is conditioned
to meet this requirement.
8. SPECIFIC PLAN DISTRICT DEVELOPMENT STANDARDS
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The Project is subject to the Lynwood Transit Area Specific Plan. The intent of the
Town Center District land use designation is to provide an urban form that can
accommodate a vibrant, walkable, and urban mixed-use environment that supports
public transportation alternatives and provides commercial retail to serve local and
regional communities. It also includes entertainment uses and a variety of urban
housing choices in an area currently developed with Plaza Mexico and the immediately
surrounding properties. Up to 2,500 dwellings at densities of approximately 60 dwelling
units per acre, up to 950,000 square feet of commercial uses, and a 350-room hotel are
envisioned within this land use designation. The Town Center District will also provide a
connection to the adjacent Metro station.
Lynwood Transit Area Specific Plan Land Use Map
Table 7.2 below indicates the applicable Town Center District Development Standards
and whether the proposed project complies with these standards.
Table 7.2 – Town Center District Development Standards
LTASP Section Development Standard Consistency Analysis
3.3.5 Parking Management Yes. The proposed number of parking
stalls, size and style do not comply with
the parking standards specified in the
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zoning code. However, the Lynwood
Transit Area Specific Plan allows for
developments within the plan to develop
a site-specific Parking Management Plan
(Exhibit 3). The Project includes a site-
specific Parking Management Plan.
2.5.1(B) Primary Building shall be
placed in the shaded
area as shown in the
Specific Plan building
diagram (unless
specified otherwise by a
Site Plan Review).
Yes. The Project is consistent with this
requirement.
2.5.1(C) Balconies, bay windows,
chimneys, cantilevered
rooms and eaves may
encroach
into required setbacks
as identified below and
as may be further limited
by the
California Building Code
(CBC).
1. Balconies: 6’ max.
into street build-to line
and rear setback
2. Bay windows,
chimneys, cantilevered
rooms, and eaves: 3’
maximum into all
setback area identified in
Diagram A.
3. Stoops, patios,
gardens, balconies, and
outdoor dining may be
located in the
setback and are
encouraged along the
street edge
Yes. The Project is conditioned to meet
this requirement.
2.5.1(D) 1. Maximum building
length shall be 200 feet.
Longer buildings shall be
approved by Site Plan
No; the proposed building length is 675
feet x 230’feet. However, upon approval
of the Site Plan Review Permit, the
building length and architectural elements
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Review. 2. At least 50
percent of the wall plans
of the exterior walls
along public streets shall
vary in depth and/or
direction through the use
of cornices, recesses,
ecological elements or
overhangs. 3. Wall
offsets shall be a
minimum of 1 foot for
every 25 feet of length.
4. 50 percent of the
facades shall be
articulated by use of a
change in plan, color,
arrangement of facade
elements, or a change in
materials to break up the
building mass. 5. A flat
building facade shall
incorporate details such
as window trim, window
recesses, cornices,
changes in material,
color or other design
elements in an
integrated composition.
6. Building materials on
the ground floor shall be
high quality durable
materials. 7. There shall
be the same or a greater
level of detail and
articulation on the
ground floor as on the
upper floors of the
building.
will be approved.
2.5.1(F) Taper Area: Two stories
for Primary Building (25
percent of building foot
print may be three story)
No; however, the applicant has requested
a variance to allow for additional building
height. If granted, the Project will be
consistent with the requirements of the
code.
2.5.1 (F) Floor to Floor: 15’ min.
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and 20 max. ground
floor for shop front
frontage type; 18’ max.
ground floor for all other
frontage types; 12’ max.
and 9’ min. second floor
and above.
9. MAJOR VARIANCE FINDINGS
The variance procedure is provided pursuant to section 65906 of the California
Government Code to grant relief from zoning provisions when, because of special
circumstances applicable to a property, including size, shape, topography, location, or
surroundings, the strict application of the zoning code deprives such property of
privileges enjoyed by other properties in the vicinity and under the identical zoning
classification.
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property which do not apply generally to other properties in the
same vicinity and zone.
The Site is approximately 3.59 acres but is irregular in size and disproportionately
narrow in width in relation to the length and potential uses that can be developed on the
Site. In addition, the close proximity of the Site to Interstate 105 Freeway essentially
bisects the general area and a contributing factor to the irregular size of the roads and
streets in and around the Site. The Site is also identified by the California Department
of Toxic Substance Control as a contamination site and the applicant-owners have been
subject to substantial and mandatory remediation. Thus, the Site’s irregular shape,
close proximity to Interstate 105 Freeway and mandatory contamination remediation,
constitute exceptional and extraordinary circumstances or conditions applicable to the
Site which do not generally or otherwise apply to other properties in the same vicinity.
B. That such variance is necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same vicinity
and zone, but which is denied the property in question.
The Site as a Department of Toxic Substance Control contamination site, required
substantial remediation. The nature of the remediation requirements also places certain
limitations on any potential development design. The Site’s limited design opportunities,
irregular shape and close proximity to Interstate 105 Freeway, all make and support the
requested variances necessary for the preservation and enjoyment of substantial
property, development, and possessory rights of the applicant-owner, which are
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otherwise possessed and enjoyed by other property owners in the same vicinity, and
further away from Interstate 105 Freeway.
The Site is also adjacent to parcels designated for higher story buildings. Increasing the
proposed building stories from three (the maximum size under existing zoning) to six,
affords the applicant-owner the same development rights that the surrounding property
owners have. The failure of the applicant-owner to currently realize the same types of
mixed use development opportunities afforded to smaller and adjacent properties,
warrants the granting of the requested variance. Therefore, by granting the requested
variance, the Site can be developed in accordance with the goals of the specific plan
Town Center District and will preserve the development rights of the property, which are
currently afforded to the surrounding property owners.
C. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to properties or improvements in the vicinity.
The height of the building, reduced open space or reduced unit size, will not be
detrimental to the public welfare or injurious to properties or improvements in the
vicinity.
D. That in granting the variance, the spirit and intent of this zoning code will be
observed.
The Lynwood Transit Area Specific Plan provides for transit oriented development in the
City. The proposed project meets the intent and spirit of the specific plan by providing
commercial and residential uses. The reduction in unit size and open space will not
impact the overall design and function of the building. The increased height is
consistent with the surrounding areas in the Town District as the core area of the district
allows up to six stories.
E. That the variance does not grant special privilege to the applicant.
The variances, if granted, will not grant special privilege to the applicant. The zoning
code allows for variances of development standards for any project that meets the
general requirements or findings of a variance.
F. That the variance request is consistent with the general plan of the City of
Lynwood.
The Lynwood Transit Area Specific Plan Town Center District is intended to help
develop an urban form that can accommodate a vibrant, walkable, and urban mixed-use
environment that supports public transportation alternatives and provides commercial
retail to serve local and regional communities. The Project is consistent with intent of
the specific plan area.
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Goal 1: Promote Transit-Oriented Development Near the Metro Green Line
station.
The variance request will not change the overall project development. The
Project will expand the accessibility and improve the aesthetics of the Town
Center district. The Project will help increase pedestrian movement within the
area and reduce automobile reliability by providing retail and residential uses on
the same site.
Goal 2: Allow for Flexibility in Land Uses.
The variance request will not change the character of the overall Project. The
Project will provide a mix of uses that accommodate the changes in the market.
Goal 3: Consolidate Uses and Create New Development Sites.
The variance request will not change the character of the overall Project. The
Project will provide a mixed-use development that will encourage development in
the surrounding areas.
Goal 4: Enhance Pedestrian Comfort and Safety.
The variance request will not change the character of the overall Project. The
Project will increase facilities, add connections and multiple opportunities to
safely and conveniently travel throughout the district via foot, bike and public
transit.
Goal 5: Enhance Recreational Opportunities.
The variance request will not change the character of the overall Project. The
Project will provide landscaped plazas, open space and enhanced pedestrian
corridors.
Goal 6: Improve and Facilitate Additional Housing.
The variance request will not change the character of the proposed Project. The
proposed 348 units will help improve the existing housing stock within the City.
Goal 7: Create a Sustainable Community.
The variance request will not change the overall development components of the
Project. The Project will meet the necessary sustainable infrastructure and
facility requirements of the specific plan.
.
The variance request is generally consistent with the goals, policies and programs of
the City’s General Plan, land use element and housing element.
10. ECONOMIC AND FISCAL IMPACT
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The proposed project will create 348 residential units for up to 800 new residents. The
new residents will make an estimated economic impact of 15 to 20 million dollars
(estimated earned income). As such, its projected that the new residents would spend
between 2.3 and 3 million dollars each year with local businesses.
The proposed project will include 26,427 square feet in retail/commercial space. These
new retail/commercial uses will generate approximately 60 new jobs in the City and
$120,000.00 in sale tax revenue.
The proposed project, as designed, has an estimated market value of 100 million
dollars, which will generate approximately 1 million dollars in property tax revenue. The
City will receive a portion of the estimated property tax revenue. Therefore, the project
is estimated to contribute, an additional $100,000.00 in annual revenue.
Based on the economic and fiscal analysis above, the proposed project will have a
positive fiscal impact on the City with an estimated contribution of $23,220,000.000,
annually.
11. LEGAL DESCRIPTION
The Project will occur on a legal lot. The Site is a legal lot described and shows as
follows:
LOTS 2 TO 32 INCLUSIVE, LOTS 59 TO 64 INCLUSIVE, LOTS 67-72 INCLUSIVE
AND LOTS 75 TO 80 INCLUSIVE IN BLOCK 5 OF MODJESKA PARK, IN THE CITY
OF LYNWOOD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 9 PAGES 142 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
LOTS 65, 66, 73 AND 74 IN BLOCK 5 OF MODJESKA PARK, IN THE CITY OF
LYNWOOD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 9 PAGES 142 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
EXCEPT FROM SAID LOTS 65, 66, 73 AND 74 OF THE NORTHERLY 30 FEET
THEREOF. ALSO EXEPT THEREFROM AN UNDIVIDED ONE-HALF INTERST IN
AND TO THE OIL, MINERAL AND OTHER HYDROCARBON SUBSTANCES UNDER
SAID LAND AS GRANTED TO CARL C. KANOWSKY BY DEED RECORDED
FEBRUARY 18, 1970 IN BOOK D-4637 PAGE 86, OFFICIAL RECORDS.
12. CONCLUSION
Based on the information presented above, staff finds that the Project as proposed is
consistent with the applicable zoning regulations.
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Exhibits
1. EXISTING ZONING DESIGNATION MAP
2. PROJECT SITE PLAN PACKAGE
3. PARKING MANAGEMENT PLAN
4. MITIGATED NEGATIVE DECLARATION
5. CONDITONS OF APPROVAL
The decision of the Planning Commission is final unless appealed to the City Council
within 10 working days after the permit has been approved, conditionally approved or
denied. Any aggrieved person may file an appeal of the decision with the City Clerk, in
writing. The Planning Division shall then set a hearing date before the City Council to
review the matter at the next available City Council meeting date.
If you have any questions concerning the information presented above, please contact
John Yonai at 310.603.0220 ext. 268 or jyonai@lynwood.ca.us.
Prepared by: Reviewed by:
_______________________________ ____________________________
Ebony J. McGee Andersen John Yonai
Interim Principal Planner Interim Director