Item No.
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: OFFICE OF THE CITY MANAGER
BY: IRMA HUITRON, DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: JANUARY 28, 2025
SUBJECT: SECOND READING AND ADOPTION OF AN ORDINANCE APPROVING
THE AMENDMENT TO THE RANCHO LOS AMIGOS SOUTH CAMPUS
SPECIFIC PLAN TO ALLOW THE CONTINUATION OF INDUSTRIAL
USES WITHIN EXISTING BUILDINGS LOCATED IN THE FLEX
TECH/BIO-MEDICAL SUBDISTRICT AND A ZONING TEXT
AMENDMENT TO ADD A DEFINITION FOR “EXISTING FTBM
BUILDING” WITHIN DOWNEY MUNICIPAL CODE SECTION 9130
EXECUTIVE SUMMARY
The City Council will consider adopting an ordinance to amend the Rancho Los Amigos South Campus Specific Plan (RLASCSP) to allow the continuation of industrial uses exclusively within existing buildings located in the Flex Tech/Bio-Medical (FTBM) sub- district of the RLASCSP and a Zone Text Amendment to add a definition for “Existing FTBM Building” within Downey Municipal Code Section 9130. The area was previously governed by the Rancho Los Amigos Specific Plan (SP-85-1) and the Rancho Los Amigos Business Center Specific Plan (SP-88-1) and envisioned light industrial and business park uses for the project area. The adoption of the most recent RLASCSP in 2021 rendered most of the uses legally non -conforming, creating uncertainty about whether these uses will continue in the future. The amendment to the Specific Plan will render these uses as ‘permitted’ within the existing buildin g they currently operate.
RECOMMENDATION
That the City Council:
1. Adopt Ordinance No. 25-1518 approving a Specific Plan (PLN-24-00060) to amend Table 5-1 of the Rancho Los Amigos South Campus Specific Plan to allow existing buildings to be used for specific industrial uses when located in specific areas of the Flex Tech/Bio-Medical Sub-District; and
2. Adopt Ordinance No. 25-1519 Zoning Text Amendment (PLN-24-00060) to Section 9130 of Article IX of the Downey Municipal Code to add a definition for “Existing Flex Tech/Bio-Medical Sub-District (FTBM) Building”
SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 28, 2025
PAGE 2
2 BACKGROUND
At its regularly scheduled City Council meeting held on January 14, 2025, where after fully considering all oral and written testimony and facts and opinions offered, the City Council introduced for a first reading the attached ordinances (Attachment A and B).
ANALYSIS
The analysis and information provided in the original agenda memo dated January 14, 2025, remains unchanged (Attachment C).
CITY COUNCIL PRIORITIES
Economic Vibrancy
FISCAL IMPACT
There is no fiscal impact.
ATTACHMENTS
Attachment A: Ordinance No. 25-1518
Attachment B: Ordinance No. 25-1519
Attachment C: City Council Report, without attachments – January 14, 2025
Attachment A
ORDINANCE NO. 25-1518
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DOWNEY
APPROVING A SPECIFIC PLAN AMENDMENT (PLN-24-00060) TO AMEND TABLE 5-1 OF THE RANCHO LOS AMIGOS SOUTH CAMPUS SPECIFIC
PLAN WITH RESPECT TO EXISTING BUILDINGS LOCATED IN THE FLEX
TECH/BIO-MEDICAL SUB-DISTRICT
WHEREAS, the City of Downey is a Municipal Corporation and Charter City, duly organized under the constitution and laws of the State of California; and
WHEREAS, On May 8, 2024, Eric Knirk with Fremont Associates, representing FDC Partners Rancho, LP (hereinafter “applicant”), submitted a request for a Specific Plan Amendment to allow existing industrial and warehouse uses to be permitted by right in the Rancho Los Amigos South Campus Specific Plan (RLASCSP) Flex Tech/Bio-Medical sub-district (“Project”); and
WHEREAS, On June 12, 2024, the applicant was issued a letter deeming the application incomplete; and
WHEREAS, On July 10, 2024, Tribal notification letters were sent to the Senate Bill 18 contact list from the Native American Heritage Commission, and the required 90-day consultation period ended on October 8, 2024. No requests for consultation were received; and
WHEREAS, On November 6, 2024, the application was deemed complete after all required documents were submitted and reviewed; and
WHEREAS, On November 7, 2024, a notice of the public hearing was sent to all tenants and property owners within 500’ of the subject site and the notice was published in the Downey Patriot; and
WHEREAS, the Planning Commission held a duly noticed public hearing on November 20, 2024, to consider the proposed Specific Plan Amendment, and after fully considering all oral and written testimony, facts, and opinions offered at the aforesaid public hearing, voted to recommend approval by the City Council of a Specific Plan Amendment to the Rancho Los Amigos South Campus Specific Plan; and
WHEREAS, On January 2, 2024, a notice of the public hearing was sent to all tenants and property owners within 500’ of the subject site and the notice was published in the Downey Patriot; and
WHEREAS, The City Council held a duly noticed public hearing on January 14, 2025, to consider this Ordinance approving the proposed Specific Plan Amendment, where all interested persons were given an opportunity to be heard.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DOWNEY DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The recitals above are each incorporated by reference and adopted as findings by the City Council.
SECTION 2. The City Council finds and determines that the Project was reviewed for compliance with the California Environmental Quality Act (CEQA), and is categorically exempt
Attachment A
under State CEQA Guidelines Section 15301, Existing Facilities, which consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing facilities, involving negligible or no expansion of existing or former use. The Project is also exempt under CEQA Guidelines Section 15061(b)(3), the “common sense” exemption, where it can be seen with certainty that there is no possibility that the project will have a significant effect on the environment. The Project consists of an amendment to the RLASCSP to add existing uses to the permitted land uses table. The Project does not involve construction of any kind. The existing uses were previously analyzed in the Environmental Impact Reports for Specific Plan (SP) 88-1 (Rancho Business Center), Specific Plan (SP) 85-1 (Rancho Los Amigos), Downey Vision 2025 Comprehensive General Plan Update, and the RLASCSP. Therefore, the Project is also exempt pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, as the Project consists entirely of land that has already been subject to an Environmental Impact Report, and no extenuating circumstances exist that require subsequent environmental review.
SECTION 3. The City Council further finds and determines that:
A. The proposed location of the development and proposed conditions under which it will be operated or maintained is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The project is in conformance with all applicable objectives, policies, and programs specific in the City’s General Plan. Specifically, the project allows for existing uses to remain within existing buildings that were designed and constructed to support the existing uses. The Specific Plan Amendment complies with the following goals, policies and programs:
Goal 1.1 – Provide sufficient land areas for uses that serve the needs of residents, visitors, and businesses.
Policy 1.1.1 – Maintain a balance of land uses.
Program 1.1.1.4 – Discourage non-industrial uses into areas designated for industrial uses.
Policy 1.1.3 – Provide an appropriate amount of land area for business and employment.
Program 1.1.3.1 – Encourage land uses that generate jobs.
Goal 9.1 – Attract and retain businesses.
Policy 9.1.1 – Develop programs to attract and retain businesses.
Program 9.1.1.2. – Provide incentives for business retention and expansion.
Goal 9.2 – Promote Downey as an employment center.
Policy 9.2.1 – Promote job-generating land uses
Program 9.2.1.3 – Promote employment that increases the daytime population of the city creating customer demand for other businesses
Policy 9.2.2. – Promote employment that increases in various economic sectors to shield against business cycles.
Program 9.2.2.1. – Promote a diversified employment base with jobs in sectors in addition to retail sales.
The Specific Plan Amendment allows for existing Downey businesses in the Flex Tech/Bio-Medical Sub-District to remain as legal uses, rather than nonconforming uses, through the duration of the ground lease. These existing uses are compatible
Attachment A
with the existing buildings, provide employment opportunities in Downey, and are currently in market demand. The Specific Plan Amendment retains existing businesses without impacting the ability to redevelop sites within the Flex Tech/Bio- Medical Sub District should market conditions warrant redevelopment.
B. The proposed development is in accordance with the purposes and objectives of Article IX of the Downey Municipal Code (Land Use) and the zone in which the site is located. The Specific Plan Amendment complies with the Downey General Plan goals and policies, as listed above. The Specific Plan Amendment enables existing businesses and buildings to remain without impacting future uses contemplated for the Flex Tech/Bio-Medical Sub District. The uses allowed under this amendment will be uses previous conducted at the existing buildings located in the Flex Tech/Bio- Medical sub-district. The warehouse buildings and business park are supported by the existing utility infrastructure, not resulting in the need to upgrade such infrastructure due to an intensity of land uses.
C. The development will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to such a development, nor detrimental to properties or improvements in the vicinity or the general welfare of the City. The Specific Plan Amendment allows for existing uses to remain operating within existing buildings. These existing uses will continue to conform with the performance and operating standards of the Downey Municipal Code and the RLASCSP.
D. The Specific Plan and resulting development will be consistent with the provisions of Article 8 of Chapter 3 of the California Government Code, commencing with Section 65450 as may be subsequently amended by the State. Article 8 of Chapter 3 of the California Government Code sets forth specific requirements and standards for the content and adoption of Specific Plans, including that the Specific Plan is consistent with the City’s General Plan. The Specific Plan Amendment is consistent with the City’s General Plan, as no amendments are required to the Downey General Plan to incorporate the proposed Specific Plan Amendment.
SECTION 4. Section 5.4.2 of the RLASCSP, Flex Tech/Bio Medical (FTBM) Sub-District, is hereby amended to include the text below appearing in italic font:
The intent of the Flex Tech/Bio-Medical Sub-District is to promote job-creating uses in fields related to surrounding industries. The sub-district seeks to complement the Rancho Los Amigos Rehabilitation Center to the north, with office/medical office uses that can provide supportive services to one of the largest medical facilities in the region. The Flex Tech/Bio-Medical Sub-District would integrate existing uses and plan for the long-term potential redevelopment of the large industrial facilities currently in use. This Sub-District encourages grouping a range of light industrial, office, and research uses together to create an innovation hub within Downey.
It is recognized that much of the property within the FTBM Sub-District is subject to long- term ground leases with the County of Los Angeles as lessor. Such property has been developed with, among, other things, four large industrial buildings and a four building business park. These lawful uses and structures that were established before the adoption of this Specific plan and within the FTBM Sub-District shall be allowed to continue and operate through the end of the ground lease, which terminates on March 27, 2089. Such uses and structures may be maintained and repaired through regular maintenance
Attachment A
activities, including all necessary exterior, underground utility, and interior maintenance, repairs, and replacements. Any future remodels and/or tenant improvements shall be reviewed in accordance with the City’s routine plan check submittal process. In the event of partial or complete destruction of any pre-existing structures, such structures may be repaired and restored to their previous configuration.
SECTION 5. Portions of Table 5-1 of the Rancho Los Amigos South Campus Specific Plan (Allowable Uses) is hereby amended to include the text below appearing in italic font:
Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use.
Prohibited land uses. Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable section of the RLASCSP may also apply.
“P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted
Land Use or Activity Sub-Districts
FTBM RPF TOD CS
WHOLESALE, STORAGE AND DISTRIBUTION USES
Parcel delivery terminals N N N N Permitted within an “Existing FTBM Building” as defined in the Downey
Municipal Code
Refrigeration plant N N N N
Self-storage, min-storage,
mini-warehouse,
and recreational
vehicle storage
N N N N
Storage yards
(Commercial)
N N N N
Warehouse (Commercial) N N N N Permitted within an “Existing FTBM Building” as defined in the Downey
Municipal Code
Wholesale brokers,
jobbers,
dealers, distributors
N N N N Permitted within an “Existing FTBM
Building” as defined in the Downey
Municipal Code
SECTION 6. If any section, subsection, paragraph, sentence, clause or phrase of this Ordinance is declared by a court of competent jurisdiction to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portion of this Ordinance. The City Council declares that it would have adopted this Ordinance, and each section, subsection, sentence, clause, phrase of portion thereof, irrespective of the fact that any one or more sections, subsections, phrases, or portions be declared invalid or unconstitutional.
Attachment A
SECTION 7. The City Council hereby directs staff to prepare, execute, and file with the Los Angeles County Clerk a notice of exemption within five (5) working days of the adoption of this Ordinance.
SECTION 8. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be published in the manner prescribed by law.
APPROVED AND ADOPTED this 28th day of January, 2025
_________________________
HECTOR SOSA, Mayor
ATTEST:
_____________________
MARIA ALICIA DUARTE, CMC
City Clerk
APPROVED AS TO FORM:
JOHN M. FUNK
City Attorney
I HEREBY CERTIFY that the foregoing Ordinance No. _________ was presented at a public hearing at a regular meeting of the City Council held on the 14th day of Janaury 2025, and adopted at a regular meeting of the City Council of the City of Downey held on the 28th day of January 2025, by the following vote, to wit:
AYES: Council Members:
NOES: Council Member:
ABSENT: Council Member:
ABSTAIN: Council Member:
I FURTHER CERTIFY that a Summary of the foregoing Ordinance No. _________, was published in the Downey Patriot, a newspaper of general circulation in the City of Downey, the ___ day of _______________, 2025 (after adoption, including the vote thereon). It was also posted in the regular posting places in the City of Downey on the same dates.
_____________________
MARIA ALICIA DUARTE, CMC
City Clerk
Attachment B
ORDINANCE NO. 25-1519
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DOWNEY
APPROVING A ZONING TEXT AMENDMENT (PLN-24-00060) TO SECTION 9130 OF ARTICLE IX OF THE DOWNEY MUNICIPAL CODE TO ADD
DEFINITION OF “EXISTING FTBM BUILDING”
WHEREAS, the City of Downey is a Municipal Corporation and Charter City, duly organized under the constitution and laws of the State of California; and
WHEREAS, On May 8, 2024, Eric Knirk with Fremont Associates, representing FDC Partners Rancho, LP (hereinafter “applicant”), submitted a request for a Zoning Text Amendment to define an “Existing Flex Tech/Bio Medical Building” within the Flex Tech/Bio Medical (FTBM) sub-district which would be defined as a building that was established prior to the adoption of the RLASCSP and has operated with either a Parcel delivery terminal, Warehouse, Logistics facility, Distribution center, Dispatch facility, Drayage facility, or Wholesale brokers, jobbers, dealers, distributors, or any other use established prior to the adoption of the (“Project”).
WHEREAS, On June 12, 2024, the applicant was issued a letter deeming the application incomplete; and
WHEREAS, On July 10, 2024, Tribal notification letters were sent to the Senate Bill 18 contact list from the Native American Heritage Commission and the required 90-day consultation period ended on October 8, 2024. No requests for consultation were received; and
WHEREAS, On November 6, 2024, the application was deemed complete after all required documents were submitted and reviewed; and
WHEREAS, On November 7, 2024, a notice of the public hearing was sent to all tenants and property owners within 500’ of the subject site and the notice was published in the Downey Patriot.
WHEREAS, the Planning Commission held a duly noticed public hearing on November 20, 2024, where after fully considering all oral and written testimony, facts, and opinions offered at the aforesaid public hearing, voted to recommend approval by the City Council of a Zoning Text Amendment to Section 9130 of Article IX of the Downey Municipal Code to add the definition of “Existing FTBM Building”; and .
WHEREAS, on January 2, 2025, a notice of public hearing by the City Council was sent to all tenant and property owners within 500’ of the subject site and the notice was published in Downey Patriot in accordance with the requirements of the Downey Municipal Code; and
WHEREAS, the City Council held a duly noticed public hearing on January 14, 2025, to consider this Ordinance approving the proposed Zoning Text Amendment, where all interested persons were given an opportunity to be heard.
Attachment B
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DOWNEY DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The recitals above are each incorporated by reference and adopted as findings by the City Council.
SECTION 2. The City Council finds and determines that the Project was reviewed for compliance with the California Environmental Quality Act (CEQA), and is categorically exempt under State CEQA Guidelines Section 15301, Existing Facilities, which consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing facilities, involving negligible or no expansion of existing or former use. The Project is also exempt under CEQA Guidelines Section 15061(b)(3), the “common sense” exemption, where it can be seen with certainty that there is no possibility that the project will have a significant effect on the environment. The Project consists of a text amendment to the Rancho Los Amigos South Campus Specific Plan to add existing uses to the permitted land uses table. The Project does not involve construction of any kind. The existing uses were previously analyzed in the Environmental Impact Reports for Specific Plan (SP) 88-1 (Rancho Business Center), Specific Plan (SP) 85-1 (Rancho Los Amigos), Downey Vision 2025 Comprehensive General Plan Update, and the Rancho Los Amigos South Campus Specific Plan. Therefore, the Project is also exempt pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, as the Project consists entirely of land that has already been subject to an Environmental Impact Report, and no extenuating circumstances exist that require subsequent environmental review.
SECTION 3. The City Council further finds and determines that:
A. The requested amendment is necessary and desirable for the development of the community and is in the interests or furtherance of the public health, safety, and general welfare. The Flex Tech/Bio-Medical sub-district has supported a diverse mix of uses since 1990, when Los Angeles County leased the land for the business park and warehouse buildings to a private developer. Some of these existing uses are not permitted in the Rancho Los Amigos South Campus Specific Plan, therefore, the adoption of the Specific Plan in 2021 rendered much of the existing industrial business park and warehouse uses as non-conforming. The County’s lease with the private developer terminates on March 27, 2089. The amendment allows the private developer to continue to operate, improve, and invest in their buildings for the duration of the lease, therefore ensuring the appropriate maintenance of the area. The proposed Zoning Text Amendment adds a definition for “Existing FTBM Building” to Downey Municipal Code Section 9130. Adding the definition enables existing uses to remain and utilize existing buildings.
B. The proposed amendment is in general conformance with the General Plan. The proposed Zoning Text Amendment is required to add a definition to the Downey Municipal Code in order to allow existing uses to continue to utilize existing buildings within the Flex Tech/Bio-Medical Sub-District of the Rancho Los Amigos South Campus Specific Plan. The amendment to the Zoning Code is consistent with the following goals and policies of the General Plan:
Goal 1.1 – Provide sufficient land areas for uses that serve the needs of residents, visitors, and businesses.
Policy 1.1.1 – Maintain a balance of land uses.
Program 1.1.1.4 – Discourage non-industrial uses into areas designated for
Attachment B
industrial uses.
Policy 1.1.3 – Provide an appropriate amount of land area for business and employment.
Program 1.1.3.1 – Encourage land uses that generate jobs.
Goal 9.1 – Attract and retain businesses.
Policy 9.1.1 – Develop programs to attract and retain businesses.
Program 9.1.1.2. – Provide incentives for business retention and expansion.
Goal 9.2 – Promote Downey as an employment center.
Policy 9.2.1 – Promote job-generating land uses
Program 9.2.1.3 – Promote employment that increases the daytime population of the city creating customer demand for other businesses\ Policy 9.2.2. – Promote employment that increases in various economic sectors to shield against business cycles.
Program 9.2.2.1. – Promote a diversified employment base with jobs in sectors in addition to retail sales.
SECTION 4. Section 9130 of the Downey Municipal Code is hereby amended to add the following additional definition:
“Existing FTBM Building: An existing building in the Rancho Los Amigos South Campus Specific Plan (RLASCSP) within the Flex Tech/Bio Medical (FTBM) sub district that was established prior to the adoption of the RLASCSP and has operated with either a Parcel delivery terminal, Warehouse, Logistics facility, Distribution center, Dispatch facility, Drayage facility, or Wholesale brokers, jobbers, dealers, distributors, or any other use established prior to the adoption of the RLASCSP.”
SECTION 5. If any section, subsection, paragraph, sentence, clause or phrase of this Ordinance is declared by a court of competent jurisdiction to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portion of this Ordinance. The City Council declares that it would have adopted this Ordinance, and each section, subsection, sentence, clause, phrase of portion thereof, irrespective of the fact that any one or more sections, subsections, phrases, or portions be declared invalid or unconstitutional.
SECTION 6. The City Council hereby directs staff to prepare, execute, and file with the Los Angeles County Clerk a notice of exemption within five (5) working days of the adoption of this Ordinance.
Attachment B
SECTION 7. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be published in the manner prescribed by law.
APPROVED AND ADOPTED this 28th day of January, 2025
__________________
HECTOR SOSA, Mayor
ATTEST:
_____________________
MARIA ALICIA DUARTE, CMC
City Clerk
APPROVED AS TO FORM:
JOHN M. FUNK
City Attorney
I HEREBY CERTIFY that the foregoing Ordinance No. _________ was presented at a public hearing at a regular meeting of the City Council held on the 14th day of January, 2025, and adopted at a regular meeting of the City Council of the City of Downey held on the 28th day of January, 2025, by the following vote, to wit:
AYES: Council Members:
NOES: Council Member:
ABSENT: Council Member:
ABSTAIN: Council Member:
I FURTHER CERTIFY that a Summary of the foregoing Ordinance No. _________, was published in the Downey Patriot, a newspaper of general circulation in the City of Downey, the ___ day of _______________, 2025 (after adoption, including the vote thereon). It was also posted in the regular posting places in the City of Downey on the same dates.
_____________________
MARIA ALICIA DUARTE, CMC
City Clerk
Item No.
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: OFFICE OF THE CITY MANAGER
BY: IRMA HUITRON, DIRECTOR OF COMMUNITY DEVELOPMENT
D ATE: JANUARY 14, 2025
SUBJECT: RANCHO LOS AMIGOS SOUTH CAMPUS SPECIFIC PLAN AMENDMENT
TO ALLOW THE CONTINUATION OF INDUSTRIAL USES WITHIN
EXISTING BUILDINGS LOCATED IN THE FLEX TECH/BIO-MEDICAL SUB-
DISTRICT AND A ZONING TEXT AMENDMENT TO ADD A DEFINITION FOR “EXISTING FTBM BUILDING” WITHIN DOWNEY MUNICIPAL CODE SECTION 9130
EXECUTIVE SUMMARY
The City Council will consider adopting a Specific Plan Amendment to allow the continuation of industrial uses exclusively within existing buildings located in the Flex Tech/Bio-Medical (FTBM) sub-district of the Rancho Los Amigos South Campus Specific Plan (RLASCSP) and a Zone Text Amendment to add a definition for “Existing FTBM Building” within Downey Municipal Code Section 9130. Currently, the specific plan area identifies industrial uses as not permitted and renders all existing industrial uses as legally non-conforming. The legal non-conforming designation conflicts with existing long-term ground leases for industrial tenants in the Flex Tech/Bio-Medical (FTBM) Sub-District, which prompts the applicant’s request.
RECOMMENDATION
That the City Council:
1. Introduce an Ordinance approving a Specific Plan Amendment (PLN-24- 00060) to amend Table 5-1 of the Rancho Los Amigos South Campus Specific Plan to allow existing buildings to be used for specific industrial uses when located in specific areas of the Flex Tech/Bio-Medical Sub-District; and
2. Introduce an Ordinance approving a Zoning Text Amendment (PLN-24-00060) to Section 9130 of Article IX of the Downey Municipal Code to add a definition for “Existing Flex Tech/Bio-Medical Sub-District (FTBM) Building”.
BACKGROUND
On May 8, 2024, the applicant, FDC Partners Rancho, LP, requested a Zone Change for specific properties located within the Rancho Los Amigos Specific Plan area. The request Attachment C
SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 14, 2025
PAGE 2
for a zone change to allow industrial uses in portions of the Flex Tech/Bio Medical Sub District was prompted because property leased by the applicant became legally non- conforming as part of the adoption of the 2021 update to the Rancho Los Amigos Specific Plan. The applicant holds a 99-year lease agreement with Los Angeles County (the property owner), and both the lessee and property owner foresee the existing industrial or similar tenants remaining on the subject properties for the foreseeable future.
Site and Specific Plan
On October 12, 2021, the Rancho Los Amigos South Campus Specific Plan (RLASCSP) was adopted to guide future development of the southern portion of the Rancho Los Amigos Campus, which has continued to be mostly vacant since the consolidation of the Rancho Los Amigos National Rehabilitation Center in the 1980s. The RLASCSP is unique in that it was a City initiated Specific Plan located completely on land that is owned by the County of Los Angeles. The RLASCSP envisions a composition of uses that complement the medical facilities in the North Campus, while allowing for the expansion of Los Angeles County regional facilities. The RLASCSP also provides guidance for the development of transit-supportive uses around the proposed Metro Southeast Gateway Line- Gardendale Transit Station, to be located along the southern border of the planning area. The RLASCSP area encompasses approximately 172 acres and is divided into four sub- districts: Flex Tech/Bio-Medical, Regional Public Facilities, Transit-Oriented Development, and Community-Service Uses. Figure ‘A’ depicts the boundaries for the RLASCSP and each sub-district within the RLASCSP area.
Figure A – Rancho Los Amigos South Campus Specific Plan Sub Districts and Boundaries Attachment C
SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 14, 2025
PAGE 3
The RLASCSP Flex Tech/Bio-Medical sub-district is generally located south of Imperial Highway, west of Rives Avenue, north of Flores Street, and east of Vulcan Street. The intent of the Flex Tech/Bio-Medical Sub-District is to promote job-creating uses in fields related to surrounding industries. The sub-district is intended to complement the Rancho Los Amigos Rehabilitation Center to the north with office/medical-office uses that can provide supportive services to one of the largest medical facilities in the region. The sub- district encourages grouping a range of light industrial, office, and research uses together to create an innovation hub within Downey.
The Flex Tech/Bio-Medical Sub-District subject site is surrounded by the uses summarized below:
Table 1 – Surrounding Uses
Direction Use Zone
West Manufacturing and Industrial City of South Gate
Single and Multi-Family Residential City of South Gate
North Rancho Los Amigos National
Rehabilitation Center R-1-5,000
East Single Family Residential R-1-5,000
South
Vacant Land RLASCSP – Regional Public
Facilities Sub District
Vacant Land RLASCSP – Transit Oriented
Development Sub District
Prior to adoption of the RLASCSP in 2021, land uses within the project area were governed by the Rancho Los Amigos Specific Plan (SP-85-1) and the Rancho Los Amigos Business Center Specific Plan (SP-88-1), which envisioned light industrial and business park uses for the project area. While the land within the specific plan areas would remain under Los Angeles County ownership, the specific plans assumed land would be leased to private developers. In 1990, Los Angeles County entered into a 99- year ground lease with the applicant, FDC Partners Rancho, LP, who constructed four business park buildings located at 12620 Erickson Avenue, 7711 Amigos Avenue, 7700 Imperial Highway, and 12707 Rives Avenue, and the warehouse buildings located at 7500 Amigos Avenue, 7373 Flores Street, and 7475-7485 Flores Street. FDC Partners Rancho, LP later constructed a fourth warehouse building at 7300 Flores in 1999 totaling approximately 42.5 acres of land area.
Attachment C
SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 14, 2025
PAGE 4
Figure B – Areas Operated by FDC Partners
Since their construction, the buildings owned by FDC Partners Rancho, LP totaling approximately 697,000 square feet of building area, have been operating with various warehouse, distribution, office, and light industrial uses. The industrial uses operated at these buildings became legally non-conforming as part of the adoption of the 2021 update to the RLASCSP.
AN ALYSIS
The applicant, FDC Partners Rancho, LP, requests that industrial uses become permitted “by right” within the Flex Tech/Bio-Medical Sub-District of the RLASCSP. The applicant has indicated in their application request that they have made significant investments in the Flex Tech/Bio-Medical Sub-District since entering into a long-term lease with Los Angeles County since 1990. The applicant’s lease with the County expires on March 29, 2089. For the applicant, the possibility of having to relinquish their investments in buildings and established supporting infrastructure is unfeasible. The applicant’s business park and warehouse buildings support a diverse mix of industrial uses, which became “not permitted” upon the adoption of the RLASCSP in 2021. The 2021 RLASCSP rendered much of the industrial business park and warehouse uses as “non-conforming”.
As with all non-conforming uses, they are subject to strict limitations and provisions of Attachment C
SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 14, 2025
PAGE 5
Downey Municipal Code (DMC) Section 9410, “Non-conforming Uses, Buildings, and Structure”. Per DMC 9410, nonconforming uses are not permitted to expand the use, increase the size of the tenant space, or relocate to another tenant space. Non- conforming uses are permitted to continue operations, provided they are not discontinued for 180 days or more. With several decades left on their lease with Los Angeles County, FDC Partners Rancho, LP requests a Specific Plan Amendment and Zoning Text Amendment to ensure continued operations of existing businesses and to enable existing buildings to be leased out to similar uses in the future. Los Angeles County, as the landowner, has authorized the applicant to pursue the following requests.
Proposed Amendment
Specific Plan Amendment:
A second paragraph would be added to 5.4.2 Flex Tech/Bio-Medical (FTBM) Sub-District on page 5-5 stating:
It is recognized that much of the property within the FTBM Sub-District is subject to long-term ground leases with the County of Los Angeles as lessor. Such property has been developed with, among other things, four large industrial buildings and a four-building business park. These lawful uses and structures that were established before the adoption of this Specific Plan and within the FTBM Sub-District shall be allowed to continue and operate through the end of the ground lease, which terminates on March 27, 2089. Such uses and structures may be maintained and repaired through regular maintenance activities, including all necessary exterior, underground utility, and interior maintenance, repairs, and replacements. Any future remodels and/or tenant improvements shall be reviewed in accordance with the City's routine plan check submittal process. In the event of partial or complete destruction of any pre-existing structures, such structures may be repaired and restored to their previous configuration.
Table 5-1, Allowable Land Uses, would be amended to add notes, as identified in red below, on page 5-14 stating:
Add “Permitted within Existing FTBM Buildings” to the notes column for Parcel delivery terminals, Warehouse (Commercial), and Wholesale brokers, jobbers, dealers, and distributors.
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SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 14, 2025
PAGE 6
Table 5-1
Allowable Land Uses
Allowed land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish
each use.
Prohibited land uses. Any table cell indicated an “N“ symbol indicates that the listed land use is prohibited in that specific
subdistrict. Any use not listed is thereby prohibited.
Applicable sections. Where the “Notes” column in the table includes a Section number ("See standards in Section"), the
regulations in the referenced section apply to the use; however, provisions in other Sections of this Specific Plan or applicable section of the RLASCSP may also apply. “P” = Permitted Use “A” = Ancillary Use (Permitted) “C” = Conditionally Permitted “N” = Not Permitted Land Use or Activity Sub-Districts
FTBM RPF TOD CS
WHOLESALE, STORAGE AND DISTRIBUTION USES
Parcel delivery terminals N N N N Permitted within an “Existing FTBM Building” as defined
in the Downey Municipal
Code
Refrigeration plant N N N N
Self-storage, min-storage,
mini-warehouse,
and recreational
vehicle storage
N N N N
Storage yards (Commercial) N N N N
Warehouse (Commercial) N N N N Permitted within an “Existing FTBM Building” as defined
in the Downey Municipal
Code
Wholesale brokers, jobbers,
dealers, distributors
N N N N Permitted within an “Existing
FTBM Building” as defined
in the Downey Municipal
Code
Zoning Text Amendment:
Add a definition for “Existing FTBM Building” to Downey Municipal Code Section 9130, which would be defined as:
Existing FTBM Building: An existing building in the Rancho Los Amigos South Campus Specific Plan (RLASCSP) within the Flex Tech/Bio Medical (FTBM) sub district that was established prior to the adoption of the RLASCSP and has operated with either a Parcel delivery terminal, Warehouse, Logistics facility, Distribution center, Dispatch facility, Drayage facility, or Wholesale brokers, jobbers, dealers, distributors, or any other use established prior to the adoption of the RLASCSP.
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SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 14, 2025
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The changes summarized above would permit such industrial uses solely in the buildings located in the Flex Tech/Bio-Medical Sub-District where such industrial uses currently operate or have operated in the past.
The applicant owns and operates the business park buildings located at 12620 Erickson Avenue, 7711 Amigos Avenue, 7700 Imperial Highway, and 12707 Rives Avenue, and the warehouse buildings located at 7500 Amigos Avenue, 7373 Flores Street, 7475-7485 Flores Street, and 7300 Flores Street. The remainder of the buildings in the FTBM are owned and operated by Los Angeles County and have not operated with industrial uses prior to the adoption of the RLASCSP. Therefore, the buildings owned and operated by Los Angeles County are not eligible for parcel delivery terminal, warehouse, or wholesale brokers, jobbers, dealers, or distributors uses.
California Environmental Quality Act
Staff has reviewed the proposed Specific Plan Amendment for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is categorically exempt under State CEQA Guidelines Section 15301, Existing Facilities, which consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing facilities, involving negligible or no expansion of existing or former uses. The project is also exempt under Section 15061(b)(3), the “common sense” exemption, where it can be seen with certainty that there is no possibility that the project will have a significant effect on the environment. The project consists of a text amendment to the RLASCSP to add existing uses to the permitted land uses table. The project does not involve construction of any kind. The existing uses were previously analyzed in the Environmental Impact Reports for Specific Plan (SP) 88-1 (Rancho Business Center), Specific Plan (SP) 85-1 (Rancho Los Amigos), Downey Vision 2025 Comprehensive General Plan Update, and the Rancho Los Amigos South Campus Specific Plan. Therefore, the project is also exempt pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, as the project consists entirely of land that has already been subject to an Environmental Impact Report, and no extenuating circumstances exist that require subsequent environmental review.
Public Comment
As of the date of the publishing of this report, staff has not received any correspondence regarding this application.
CITY COUNCIL PRIORITIES
Economic Vibrancy
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SPECIFIC PLAN AMENDMENT AND ZONING TEXT AMENDMENT
JANUARY 14, 2025
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BOARD/COMMISSION/SUBCOMMITTEE ACTION:
The application was previously heard by the Planning Commission at its regularly scheduled meeting of November 20, 2024. After considering all evidence and testimony provided at the public hearing, and following deliberation, a motion to recommend approval to the City Council passed with a 3-0 vote, with two Planning Commissioners absent.
FISCAL IMPACT
There is no fiscal impact.
ATTACHMENTS
Attachment A: Draft Ordinance for Specific Plan Amendment Attachment B: Draft Ordinance for Zone Text Amendment
Attachment C: Applicant Request Letter
Attachment D: Los Angeles County Authorization
Attachment E: Rancho Business Center Identification Map Attachment F: Planning Commission Staff Report
Attachment G: Planning Commission Resolution No. 24-4040 Attachment H: Planning Commission Resolution No. 24-4041 Attachment C