03. PH Specific Plan Amendment of Lakewood- Firestone Specific Plan (SP-12) Amendment

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: APRIL 8, 2025
SUBJECT: SPECIFIC PLAN AMENDMENT OF THE LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 91-2) TO ADD COMMERCIAL RECREATION AND

MINOR COMMERCIAL RECREATION LAND USES AS CONDITIONALLY

PERMITTED USES

EXECUTIVE SUMMARY
The City Council will consider approving a City-initiated Specific Plan Amendment (SPA) to add commercial recreation land uses as permitted uses within the Lakewood/Firestone Specific Plan (SP). The land use designations fall under two classifications: Commercial Recreation and Minor Commercial Recreation, requiring either a Conditional Use Permit (CUP) or a Minor Conditional Use Permit (MCUP), respectively. While commercial recreation land uses are already permitted in various zones across the City, the subject SP does not allow this land use type. Introducing this use would benefit the community by fostering family-friendly businesses within commercial tenant areas. Additionally, it would provide property owners with more options when seeking new tenants. The SP was originally adopted to enhance and expand upon the regional commercial vibrancy of the Stonewood Shopping Center located near the SP area. The proposed amendment aligns with this mission by encouraging complementary, family-oriented businesses within the SP area.

Staff recommends that the City Council approve the proposed Specific Plan Amendment because all required findings can be supported as presented in the ordinance.

RECOMMENDATION
That the City Council:

Introduce an Ordinance approving a Specific Plan Amendment to the Lakewood/Firestone Specific Plan to add Commercial Recreation and Minor Commercial Recreation land uses within the Specific Plan area

BACKGROUND
Adopted in March 1992, the Lakewood/Firestone Specific Plan (SP 91-2) consists of parcels to the south and west of the Stonewood Shopping Center (Figure A). The Specific

APPROVED BY

CITY MANAGER

SPECIFIC PLAN AMENDMENT
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Plan was implemented to enhance and expand upon the regional commercial vibrancy of the Stonewood Shopping Center. Prior to the SP’s adoption, properties were primarily used by industrial businesses likely due to the area’s proximity to the railroad located south of the SP area.

The SP was adopted shortly after the Stonewood Center was converted from an open space to an enclosed mall. The land uses envisioned in the subject specific plan were retail-oriented as the SP sought to capitalize on the influx of the Stonewood’s Center’s patrons. The types of retail land uses encouraged by the SP include for example, apparel, art supplies, photographic equipment, stationary and books, office and school supplies, furniture, appliances, specialty stores, and food stores. While many of these retail types are still relevant in today’s market, the specificity of the retail-oriented land uses listed does not allow the introduction of family-friendly commercial recreational uses in the SP area. City staff has received inquiries from parties seeking potential locations for commercial recreation-type uses in the SP area.

Figure A -Lakewood/Firestone Specific Plan Boundaries

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Currently, the SP area has a mix of uses ranging from new auto sales, sporting good stores, drive-thru restaurant, banks, grocery, hotels and multiple retail and personal service tenants. The Lakewood/Firestone Specific Plan area encompasses 36.5 acres of land area surrounded by a mix of zones and uses summarized below:

Table 1
Surrounding Land Uses
Direction Existing Use Zone
West Residential Properties C-2
Commercial C-3
North Stonewood Shopping Center Stonewood Mall Specific Plan
Commercial C-P
East Residential Properties R-3
Commercial C-2
South
Southern Pacific Railroad N/A
Residential Properties R-2 and R-3
Industrial M-2

ANALYSIS

On January 7, 2025, the City initiated a Specific Plan Amendment to add Commercial Recreation and Minor Commercial Recreation as permitted uses within the Lakewood/Firestone Specific Plan (SP 92-1).

The amended SP references the existing Downey Municipal Code (DMC) definitions for ‘Commercial Recreation’ and ‘Minor Commercial Recreation’ as defined below:

Commercial Recreation – Any use or development, either public or private, providing amusement, pleasure or sport, diversion, exercises, or other resources affording relaxation and enjoyment. Typical uses may include, but are not limited to:
theaters, sports stadiums and areas, amusement parks, bowling alleys, billiard parlors, bingo parlors, golf course, miniature golf courses, ice/roller skating rinks, model courses, shooting galleries, tennis and racquetball courts, amusement centers or arcades, dance studios, health and fitness clubs, boxing gyms, and facilities equipped and used for sports training and conditioning. Excludes adult entertainment facilities, martial arts facilities, and massage therapy establishments.

Commercial Recreation, Minor – Recreational and instructional uses including, but not limited to, arts, crafts, martial arts, or yoga. Martial arts shall be specific to any of the traditional forms of self-defense or combat that utilizes physical skill and coordination, such as, but not limited to, karate, aikido, judo, tai chi, kung-fu, jiu-jitsu, and krav-maga.

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Martial arts excludes boxing gyms and similar facilities that are equipped and used for training and conditioning.

Allowing commercial recreational uses within the SP area is intended to create a more dynamic, experience-driven environment that attracts visitors, encourages longer stays, and increases foot traffic that benefits the nearby businesses around the SP area. The community and City Council have expressed the need for family-oriented recreational businesses to serve residents better and enhanced local amenities, which will be fostered by the proposed change. By integrating commercial retail, entertainment, and fitness- oriented destinations, the proposed use will help establish the area as a vibrant commercial hub, making it appealing to prospective businesses and allow property owners to reach a new market than previously allowed. The location of the SP along Firestone Boulevard is a prime location for any business with great commercial visibility.

Expanding permitted uses to include commercial recreation is expected to stimulate economic activity, support both existing and future businesses, and transform the area into a successful destination that meets the evolving needs of residents and visitors.

Commercial Recreation

The land use category of “Commercial Recreation’ is proposed to be allowed in the entire SP area subject to the approval of a CUP by the Planning Commission. This is similar to applicable procedures for Commercial Recreation uses allowed in other zones throughout the City that share the same intent and purpose as the SP. Expanding the allowance of commercial recreation within the Lakewood/Firestone Specific Plan would offer benefits, particularly by providing the option of repurposing larger tenant spaces. Recently, staff has been fielding questions from prospective proprietors exploring the possibility of establishing commercial recreation within the SP area. The introduction of commercial recreational uses is anticipated to diversify the area’s offerings, increase foot traffic, and complement businesses such as restaurants and retail shops. Additionally, by promoting community engagement, active lifestyles, and family-friendly entertainment, Commercial Recreational uses will enhance the area's appeal and contribute to fostering long-term economic sustainability. A Commercial Recreational use will require the submittal of a Land Use Application for a CUP, subject to the approval by the Planning Commission per DMC Section 9824.

Minor Commercial Recreation

This specific land use category of ‘Minor Commercial Recreation’ is proposed to be allowed in sites identified in the SP as Sites 20, 21, 25, and 28. Uses classified in this manner will require an MCUP reviewed by the Community Development Director/City Planner. Minor Commercial Recreation is a smaller-scale version of Commercial Recreation, which would encompass activities such as arts, crafts, martial arts, and yoga studios. Due to their operational needs, these businesses typically require smaller areas ranging from 1,000 to 3,500 square foot tenant spaces. Sites were selected based on

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existing tenant space sizes, characteristics of previously approved Minor Commercial Recreation at other locations throughout the City, and prior inquiries expressing interest in the land use. Sites 20, 21, 25, and 28 have tenant sizes with smaller tenant footprints with exception to Site 28. Site 28 includes an existing 10,000 square foot building and staff has fielded questions in the past from the prospective businesses inquiring whether Minor Commercial Recreation Uses can be allowed at Site 28.

Minor Commercial Recreation businesses will contribute to maintaining higher occupancy within strip center commercial centers that have existing smaller footprint tenant spaces.

They also generate consistent foot traffic by attracting students, parents, and instructors, who are likely to patronize nearby cafés, restaurants, and retail stores. These complementary businesses strengthen local commerce, enhances foot traffic, and fosters a vibrant community-oriented atmosphere within commercial districts.

Figure B -Lakewood/Firestone Specific Plan – Area 5 Boundaries

Uses classified in this manner will require a Minor Conditional Use Permit which is type of Administrative Permit. Per Section 9814 of the DMC, the Director of Community Development is the approving body for Administrative Permit applications. Additionally, as a part of the permit the Director of Community Development/City Planner is authorized to impose conditions of approval to mitigate potential impacts on surrounding properties.

Impacts Analysis

Staff analysis confirms that the proposed commercial recreation uses will not have significant negative impacts on the surrounding area, as the proposed uses will generate demands similar to the uses already allowed with the SP. In particular, existing parking requirements in the Downey Municipal Code align with those of permitted uses in the Specific Plan, ensuring adequate parking availability. The tables below outline parking ratios and comparable permitted uses. The proposed uses will be required to provide parking equal to the requirements outlined in the DMC.

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Table 1 DMC Commercial Recreation Parking Standards:

Use Parking Ratio
Commercial Recreation
Batting Cage 3 per cage
Gymnasium, Health Clubs 1 per 300 SF
Skating Rink 1 per 250 SF
Minor Commercial Recreation 1 per 250 SF

Table 2 Lakewood/Firestone Specific Plan Parking Standards:

Use Parking Ratio
Retail Commercial 1 per 250 SF
Office Uses 1 per 350 SF
Restaurants, Drive Through 1 per 50 SF
Restaurants 1 per 100 SF

As the tables above show, the highest parking ratio in the Specific Plan area is for a restaurant use requiring one (1) space for every 100 square feet. Restaurant uses are permitted by right within the SP. Therefore, Staff can reasonably conclude that Commercial Recreation and Minor Commercial Recreation will not create additional parking demand beyond what is already accommodated in existing areas. Additionally, all other potential impacts will be individually analyzed per the Conditional Use Permit or Minor Conditional Use Permit (Administrative Permit) process.

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, the project has been found to be exempt from CEQA, per Section 15061(b)(3), the “common sense” exemption, because it can be seen with certainty that there is no possibility that the Project will have a significant effect on the environment. The exemption applies because the project does not involve construction of any kind. The Project consists of an amendment to the Lakewood/Firestone Specific Plan to add two new land use categories.

The proposed land uses can be seen as not causing an increase in intensity to the specific plan, as parking demand for this land use category is similar to other parking standards for existing land uses. A future project proposing the new land uses will be required to be analyzed under CEQA.

Public Notice

Tribal Notices: Pursuant to Senate Bill 18, Tribal consultation notification letters were sent on January 8, 2025, and the required 90-day consultation period ends on April 8, 2025. Two (2) inquiries, from The Gabrieleno Band of Mission Indians—Kihz Nation and Gabrielino Tongva Indians of California, requested future tribal consultation for projects involving ground disturbances. Consultation with those respective tribes is considered

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APRIL 8, 2025
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closed, and no action is required at this time. As of the date that this report was printed, no other request for consultation has been submitted.

Public Notices: On March 20, 2025, notice of the pending public hearing was published in the Downey Patriot and mailed to all tenants and property owners within 500 feet of the project area.

Public Comments: City staff received correspondence via email on March 19, 2025 from an applicant who lives in the neighborhood south of the SP, opposing the project due to traffic impacts. Staff contacted the applicant to discuss the project on March 19, 2025.

CITY COUNCIL PRIORITIES

Efficiency and Adaptability
Economic Vibrancy

BOARD/COMMISSION/SUBCOMMITTEE ACTION:

The Specific Plan Amendment was previously heard by the Planning Commission at its regularly scheduled meeting of March 19, 2025. 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 4-0 vote, with one commissioner absent.

FISCAL IMPACT

There is no fiscal impact.

ATTACHMENTS

Attachment A: Draft Ordinance for Zone Text Amendment
Attachment B: Planning Commission Staff Report
Attachment C: Planning Commission Resolution No. 25-4047 Attachment D: Public Comment

ORDINANCE NO. 25-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DOWNEY
APPROVING SPECIFIC PLAN AMENDMENT (PLN-25-00033) TO THE LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 92-1) TO ADD

COMMERCIAL RECREATION AND MINOR COMMERCIAL RECREATION

LAND USES AS PERMITTED USES WITHIN THE SPECIFIC PLAN AREA

WHEREAS, On March 10, 1992, the City Council of the City of Downey adopted the Lakewood/ Firestone Specific Plan 91-2 (SP).

WHEREAS, on January 7, 2025, the City initiated a Specific Plan Amendment to add commercial recreation land uses as permitted within the SP. This land use designation would fall under two classifications: Commercial Recreation and Minor Commercial Recreation requiring either a Conditional Use Permit or a Minor Conditional Use Permit, respectively (“Project”); and

WHEREAS, on January 8, 2025, 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 April 8, 2025. Two (2) inquiries from The Gabrieleno Band of Mission Indians – Kihz Nation and Gabrielino Tongva Indians of California requested future tribal consultation for projects involving ground disturbances. Consultation with those respective tribes is considered closed, and no action is required at this time.; and

WHEREAS, on March 6, 2025, 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 March 19, 2025, 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 Lakewood/Firestone Specific Plan; and

WHEREAS, the City Council held a duly noticed public hearing on April 8, 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 Planning Commission has determined that the proposed Project was reviewed for compliance with the California Environmental Quality Act (CEQA), and is 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 does not involve construction of any kind. The proposed land use can be seen as not to cause an intensity to the Specific Plan as parking demand for this land use category is similar to other parking demand existing. The Project consists of an amendment to the Lakewood/Firestone Specific Plan to add a new land use category as conditionally permitted. A future project with this Attachment A

land use will be required to be analyzed under the lens of CEQA when a project involving Commercial Recreation is proposed.

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 are consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The proposed Project will create additional commercial recreational opportunities throughout the Lakewood/Firestone Specific Plan that has not been updated since the SP was adopted in March 1992. The Specific Plan location near the Stonewood Center makes it an area where businesses can benefit from the regional draw from the Stonewood Center. The proposed amendment will conditionally allow Commercial Recreation with a conditional use permit and Minor Commercial Recreation uses with a minor conditional use permit. The amendment 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.

Policy 1.1.5 Provide an appropriate amount of land area for recreation and entertainment.

Program 1.1.5.3 – Promote recreation and entertainment uses that service the needs of the public.

Goal 9.1 – Attract and retain businesses.

Policy 9.1.1 – Develop programs to attract and retain business.

Program 9.1.1.3 – Monitor real estate market trends and adjust economic strategies accordingly.

Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.

Policy 9.1.2 – Capitalize on the City’s location as an asset.

Program 9.1.2.2 – Capitalize on the regional draw generated by Stonewood, Mall, Downey Landing Site, and other regional-oriented land uses.

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 in Finding A. The Project will not alter or impact the existing businesses currently allowed in the SP. The Lakewood/Firestone Specific Plan’s primary goal to attract specific unrepresented commercial retail uses that may benefit from the regional attraction of the Stonewood Center, remains the key purpose of the Specific Plan. The addition of a new land use of Commercial Recreation and Minor Commercial Recreation will create an opportunity for an added attraction to the City of Downey that can serve as a catalyst for other commercial development.

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 addition of the commercial recreation land use category to the SP will not be detrimental to the public health, safety, or welfare of persons residing or working in the adjacent areas as the land use category maintains all existing development currently Attachment A

present. Any future development under this proposed land use will be required to meet the findings of a conditional use permit and with added conditions of approval to mitigate any potential detriment to public health, safety, or welfare.

D. The project and any 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. Subsection C(2), Standard Conditional Uses, of Section III-A within the Lakewood/Firestone Specific Plan (SP 91-2) is hereby amended as follows:

Standards Conditional Uses
“Standard Conditional Uses”, where referred to in Section III-B through III-H of this specific Plan, shall refer exclusively to the following list of uses, which may be permitted subject to the approval of conditional use permit, as provided in Section 9166 9824 of the Downey Municipal Code:

a. Garden Supply Store and Nurseries
b. Home Improvement Centers
c. Liquor, on-sale, including beer and wine, when in conjunction with the operation of a restaurant.
d. Liquor stores, off-sale
e. Parking Lots, Public or Private
f. Passenger stations, bus and railroad
g. Restaurants, Drive-Through
h. Theaters, indoor
i. Tire sales and service
j. Specialty vehicles sales, including motorcycles, boats, and recreational vehicles k. Uses automobile sales (exclusively)
l. Commercial Recreation

SECTION 5. Subsection C(2), Conditional Uses, of Section III-F within the Lakewood/Firestone Specific Plan (SP 91-2) is hereby amended as follows:

Conditional Uses
The following uses may be permitted subject to the approval of a conditional use permit as provided in Section 9166 9824 of the Downey Municipal Code

a. Standard Conditional Uses, as listed in Section III-A b. Minor Commercial Recreation (Site 20 only)*

*Shall require a Minor Conditional Use Permit subject to section 9814 of the Downey Municipal Code.

SECTION 6. Subsection C(2), Conditional Uses, of Section III-G within the Lakewood/Firestone Specific Plan (SP 91-2) is hereby amended as follows:

Attachment A

Conditional Uses
The following uses may be permitted subject to the approval of a conditional use permit as provided in Section 9166 9824 of the Downey Municipal Code

a. Standard Conditional Uses, as listed in Section III-A of this Specific Plan b. Utility offices, testing facilities, and storage yards (Site 23 only) c. Minor Commercial Recreation (Site 21 only)*

*Shall require a Minor Conditional Use Permit subject to section 9814 of the Downey Municipal Code.

SECTION 7. Subsection C(2), Conditional Uses, of Section III-H within the Lakewood/Firestone Specific Plan (SP 91-2) is hereby amended as follows:

Conditional Uses
The following uses may be permitted subject to the approval of a conditional use permit as provided in Section 91669824 of the Downey Municipal Code

a. Standard Conditional Uses
b. Light Manufacturing Uses, as defined by Downey Municipal Code Section 9128.08 for the M-1 zone (Site 29 only)
c. Pet Grooming (no boarding)
d. Minor Commercial Recreation (Site 25 & 28 only)*

*Shall require a Minor Conditional Use Permit subject to section 9814 of the Downey Municipal Code.

SECTION 8. 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 9. 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 A

SECTION 10. 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 ___ day of April, 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 ___ day of _______________, 2025, and adopted at a regular meeting of the City Council of the City of Downey held on the ___ day of _______________, 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 A

STAFF REPORT

PLANNING DIVISION
DATE: MARCH 19, 2025
TO: PLANNING COMMISSION
SUBMITTED BY: IRMA HUITRON, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: SWATI MESHRAM, PHD, AICP, DEP. DIRECTOR OF COMMUNITY

DEVELOPMENT - PLANNING
PREPARED BY: ABRAHAM LUNA, SENIOR PLANNER
SUBJECT: PLN-25-00033 (SPECIFIC PLAN AMENDMENT) – A CITY-INITIATED

REQUEST TO AMEND THE LAKEWOOD/ FIRESTONE SPECIFIC PLAN
(SP 91-2) TO ADD COMMERCIAL RECREATION AND MINOR

COMMERCIAL RECREATION LAND USES AS PERMITTED USES

WITIHIN THE SPECIFIC PLAN AREA

LOCATION/
ZONING: LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 91-2)

REPORT SUMMARY
The Specific Plan Amendment (SPA) is a city-initiated request to add commercial recreation land uses as a permitted within the Lakewood/Firestone Specific Plan (SP). This land use designation would fall under two classifications: Commercial Recreation and Minor Commercial Recreation, requiring either a Conditional Use Permit or a Minor Conditional Use Permit, respectively. While commercial recreation land uses are already permitted in various zones across the City, the subject SP does not allow or define this land use type. Introducing this use would benefit the community by fostering family-friendly businesses within commercial tenant areas. Additionally, it would provide property owners with more options when seeking new tenants. The SP was originally adopted to enhance and expand upon the regional commercial vibrancy of the Stonewood Shopping Center located near the SP area. The proposed amendment aligns with this mission by encouraging complementary, family-oriented businesses within the SP area.

Based on the analysis contained in this report, Staff is recommending the Planning Commission adopt the following titled resolution:

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY

RECOMMENDING APPROVAL BY THE CITY COUNCIL OF THE CITY OF DOWNEY OF A SPECIFIC PLAN AMENDMENT (PLN-25-00033) TO THE
LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 92-1) TO ADD COMMERCIAL

RECREATION AND MINOR COMMERCIAL RECREATION LAND USES AS

PERMITTED USES WITHIN THE SPECIFC PLAN AREA
Attachment B

Specific Plan Amendment PLN-25-00033
March 19, 2025 - Page 2

BACKGROUND
Adopted in March of 1992, the Lakewood/Firestone Specific Plan (SP 91-2) was implemented to enhance and expand upon the regional commercial vibrancy of the Stonewood Shopping Center located near the SP area. Prior to the SP’s adoption, properties were used primarily used by industrial uses businesses likely due to the area’s proximity to the railroad located south of the SP area.

The SP was adopted shortly after the Stonewood Center was converted from an open space to an enclosed mall. The land uses included in the specific plan are retail oriented as the SP sought to capitalize on the influx of the Stonewood’s Center’s patrons. The types of retail land uses encouraged by the include for example, apparel, art supplies, photographic equipment, stationary and books, office and school supplies, furniture, appliances, specialty stores, and food stores.

While many of these retail types are still relevant in today’s market, the specificity of the retail- oriented land uses listed does not allow the introduction of family-friendly commercial recreational uses in the SP area. City staff has received inquiries from parties seeking potential locations for commercial recreation type uses in the SP area.

Figure A -Lakewood/Firestone Specific Plan Boundaries
Attachment B

Specific Plan Amendment PLN-25-00033
March 19, 2025 - Page 3
The Lakewood/Firestone Specific Plan area encompasses 36.5 acres of land area surrounded by a mix of zones and uses summarized below:

Table 1
Surrounding Land Uses
Direction Existing Use Zone
West Residential Properties C-2
Commercial C-3
North Stonewood Shopping Center Stonewood Mall Specific Plan Commercial C-P
East Residential Properties R-3
Commercial C-2
South
Southern Pacific Railroad N/A
Residential Properties R-2 and R-3
Industrial M-2

DISCUSSION
On January 7, 2025, the City initiated a Specific Plan Amendment to add Commercial Recreation and Minor Commercial Recreation as a permitted use within the Lakewood/Firestone Specific Plan (SP 92-1).

The amended SP would reference the existing DMC definitions for ‘Commercial Recreation’ and ‘Minor Commercial Recreation’ as defined below:

Commercial Recreation – Any use or development, either public or private, providing amusement, pleasure or sport, diversion, exercises, or other resources affording relaxation and enjoyment. Typical uses may include, but are not limited to: theaters, sports stadiums and areas, amusement parks, bowling alleys, billiard parlors, bingo parlors, golf course, miniature golf courses, ice/roller skating rinks, model courses, shooting galleries, tennis and racquetball courts, amusement centers or arcades, dance studios, health and fitness clubs, boxing gyms, and facilities equipped and used for sports training and conditioning. Excludes adult entertainment facilities, martial arts facilities, and massage therapy establishments.

Allowing commercial recreational uses within the SP area will create a more dynamic, experience- driven environment that attracts visitors and encourages longer stays, increasing foot traffic and benefiting nearby retail businesses. The blend of commercial retail, entertainment, and fitness- oriented destinations will help establish the area as a vibrant commercial hub, making it appealing to prospective proprietors, while capitalizing on the SP area’s prominent location along the major arterial streets, Lakewood and Firestone Boulevard. In addition, the allowance of commercial recreation uses is anticipated to stimulate economic activity, complement both existing and future businesses, and establish a vibrant destination that meets the evolving needs of residents and visitors.

Attachment B

Specific Plan Amendment PLN-25-00033
March 19, 2025 - Page 4
Commercial Recreation
The City of Downey zoning code currently permits a Commercial Recreation use in the C-2 (General Commercial), C-3 (Central Business District), and C-M (Commercial Manufacturing) zones subject to the approval of a conditional use permit by the Planning Commission. The C-2 and C-3 zones share similar locational characteristics with the Lakewood/Firestone Specific Plan area, while the C-M zone provides an option to maximize the uses of spaces built out with light manufacturing uses. The primary intent of the C-2 and C-3 zones is to provide Downey and its neighboring cities with commercial retail, consumer goods, and food services.

The specific land use category of “Commercial Recreation’ is proposed to be allowed in the entire SP area subject to the approval of a Conditional Use Permit by the Planning Commission.

Expanding the allowance of commercial recreation within the Lakewood/Firestone Specific Plan would offer benefits, particularly by providing the option of repurposing larger tenant spaces.

Recently, staff has been fielding questions from prospective proprietors exploring the possibility of establishing commercial recreational within the SP area. The introduction of commercial recreational uses is anticipated to diversify the area’s offerings, increase foot traffic, and complementing businesses such as restaurants and retail shops. Additionally, by promoting community engagement, active lifestyles, and family-friendly entertainment, Commercial Recreation uses will enhance the area's appeal and contribute to fostering long-term economic sustainability. A ‘Commercial Recreational’ use will require approval of a Conditional Use Permit by the Planning Commission which is the process required in other zones.

Minor Commercial Recreation
The City of Downey zoning code permits a Minor Commercial Recreation use in the C-1 (Neighborhood Commercial Zone), C-2 (General Commercial), C-3 (Central Business District), and C-M (Commercial Manufacturing) zones subject to the approval of a minor conditional use permit by the Director of Community Development/ City Planner. The added zone of C-1 compared to where Commercial Recreation is allowed above, adds flexible locations near residential neighborhoods to provide small scale instructional and recreational uses.

This specific land use category of ‘Minor Commercial Recreation’ is proposed to be allowed in sites identified in the SP as Sites 20, 21, 25, and 28. Minor Commercial Recreation is a smaller- scale version of Commercial Recreation, which would encompass activities such as arts, crafts, martial arts, and yoga studios. Due to their operational needs, these businesses typically require smaller tenant spaces. Sites were selected based on existing tenant space sizes and characteristics of previously approved Minor Commercial Recreation at other locations throughout the City. Tenant space size have ranged from 1,000 to 3,500 square feet. Sites 20, 21, 25, and 28 have tenant sizes within this range with exception to Site 28. Site 28 includes an existing vacant 10,000 square foot building and staff has fielded questions in the past from the prospective businesses inquiring whether Minor Commercial Recreation Uses would be allowed at Site 28.

Site 28 has not been occupied by a tenant since 2023.

Minor Commercial Recreation businesses will contribute to maintaining higher occupancy within strip center commercial centers that have existing smaller footprint tenant spaces. They also generate consistent foot traffic by attracting students, parents, and instructors, who are likely to patronize nearby cafés, restaurants, and retail stores. These complementary businesses strengthen local commerce, enhances foot traffic, and fosters a vibrant community-oriented atmosphere within commercial districts.

Attachment B

Specific Plan Amendment PLN-25-00033
March 19, 2025 - Page 5
Figure B -Lakewood/Firestone Specific Plan – Area 5 Boundaries Uses classified in this manner will require a Minor Conditional Use Permit which is type of Administrative Permit. Per Section 9814 of the DMC, the Director of Community Development/City Planner is the approving body for Administrative Permit applications, which includes a Minor Conditional Use Permit, among other types of permits. Additionally, the Director of Community Development/ City Planner is authorized to impose conditions of approval to mitigate potential impacts on surrounding properties.

Staff analysis of the proposed amendment has concluded that the proposed commercial recreation land use categories will not cause any significant negative impact on the surrounding area. Parking ratios for both Commercial Recreation and Minor Commercial Recreation are established in the DMC. These ratios are comparable to other uses already permitted in the Specific Plan. For example, the parking ratio for Minor Commercial Recreation is the same as the parking ratio required for Retail Commercial in the SP. The tables below provide a detailed list of parking ratio required, and uses already permitted with similar ratios.

Table 1 DMC Commercial Recreation Parking Standards:

Use Parking Ratio
Commercial Recreation
Batting Cage 3 per cage
Gymnasium, Health Clubs 1 per 300 SF
Skating Rink 1 per 250 SF
Minor Commercial Recreation 1 per 250 SF
Table 2 Lakewood/Firestone Specific Plan Parking Standards:

Use Parking Ratio
Retail Commercial 1 per 250 SF
Office Uses 1 per 350 SF
Restaurants, Drive Through 1 per 50 SF
Restaurants 1 per 100 SF
As the tables above show, the highest parking ratio in the Specific Plan area is for a restaurant use requiring one (1) space for every 100 square feet. Restaurant uses are permitted by right within the SP. Therefore, Staff can reasonably conclude that Commercial Recreation and Minor Commercial Recreation will not create additional parking demand beyond what is already accommodated in existing areas. Additionally, all other potential impacts will be individually analyzed per the Conditional Use Permit or Minor Conditional Use Permit (Administrative Permit) process.

Attachment B

Specific Plan Amendment PLN-25-00033
March 19, 2025 - Page 6

ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed Specific Plan Amendment for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, the project has been found to be exempt from CEQA, per Section 15061(b)(3), the “common sense” exemption, because it can be seen with certainty that there is no possibility that the Project will have a significant effect on the environment. The exemption applies because the project does not involve construction of any kind. The Project consists of an amendment to the Lakewood/Firestone Specific Plan to add two new land use categories. The proposed land uses can be seen as not causing an increase in intensity to the specific plan, as parking demand for this land use category is similar to other parking standards for existing land uses. A future project proposing the new land uses will be required to be analyzed under CEQA.

PUBLIC NOTICE
Tribal Notices: Pursuant to Senate Bill 18, Tribal consultation notification letters were sent on January 8, 2025, and the required 90-day consultation period ends on April 8, 2025. Two (2) inquiries, from The Gabrieleno Band of Mission Indians—Kihz Nation and Gabrielino Tongva Indians of California, requested future tribal consultation for projects involving ground disturbances. Consultation with those respective tribes is considered closed, and no action is required at this time.

The consultation period remains open for additional tribal organizations interested in consultation, however the period will end before to the Specific Plan Amendment is introduced to the City Council.

Public Notices: On March 6, 2025, notice of the pending public hearing was published in the Downey Patriot and mailed to all tenants and property owners within 500 feet of the project area.

Public Comments: As of the date that this report was printed, Staff has not received any correspondence regarding this application.

CONCLUSION
Based on the analysis contained within this report, Staff is concluding that all findings required for approval can be made in a positive manner. As such, Staff is recommending that the Planning Commission adopt Resolution No. 24-4047, recommending approval by the City Council to amend the Lakewood/Firestone Specific Plan (SP 91-2).

Exhibits
A.Draft Resolution No. 24-4047
Attachment B

RESOLUTION NO. 25-4047

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

DOWNEY RECOMMENDING APPROVAL BY THE CITY COUNCIL OF THE CITY OF DOWNEY OF A SPECIFIC PLAN AMENDMENT (PLN-25-00033) TO THE LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 92-1) TO ADD

COMMERCIAL RECREATION AND MINOR COMMERCIAL RECREATION

LAND USES AS PERMITTED USES WITHIN THE SPECIFIC PLAN AREA

THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The Planning Commission of the City of Downey does hereby find, determine, and declare as follows:

A. On March 10, 1992, the City Council of the City of Downey adopted the Lakewood/ Firestone Specific Plan 91-2 (SP).

B. On January 7, 2025, the City initiated a Specific Plan Amendment to add commercial recreation land uses as permitted within the SP. This land use designation would fall under two classifications: Commercial Recreation and Minor Commercial Recreation, requiring either a Conditional Use Permit or a Minor Conditional Permit, respectively (“Project”).

C. On January 8, 2025, Tribal notification letters were sent to the Senate Bill 18 contact list from the Native American Heritage Commission, and the required 90- day consultation is scheduled to end on April 8, 2025. Two (2) inquiries from The Gabrieleno Band of Mission Indians – Kihz Nation and Gabrielino Tongva Indians of California requested future tribal consultation for projects involving ground disturbances. Consultation with those respective tribes is considered closed, and no action is required at this time.

D. On March 6, 2025, 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.

E. The Planning Commission held a duly noticed public hearing on March 19, 2025, 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 adopted this Resolution.

SECTION 2. The Planning Commission has determined that the proposed Project was reviewed for compliance with the California Environmental Quality Act (CEQA), and is 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 does not involve construction of any kind. The proposed land use can be seen as not to cause an intensity to the Specific Plan as parking demand for this land use category is similar to other parking standards for existing land uses. The Project consists of an amendment to the Lakewood/Firestone Specific Plan (SP 92-1) to add a commercial recreation land uses as conditionally permitted as defined in the amended specific plan. A future project with this land use will be required to be analyzed under CEQA when a project involving commercial recreation is

Attachment C

proposed.

SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearing regarding the Project, and in accordance with Downey Municipal Code Section 9836.10, the Planning Commission further finds, determines and declares that:

A. The proposed location of the development and proposed conditions under which it will be operated or maintained are consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The proposed Project will create additional commercial recreational opportunities throughout the Lakewood/Firestone Specific Plan that has not been updated since the SP was adopted in March 1992. The Specific Plan area’s location near the Stonewood Center makes it an area where businesses can benefit from the regional draw from the Stonewood Center. The proposed amendment will conditionally allow Commercial Recreation with a conditional use permit and Minor Commercial Recreation uses with a minor conditional use permit. The amendment 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.

Policy 1.1.5 Provide an appropriate amount of land area for recreation and entertainment.

Program 1.1.5.3 – Promote recreation and entertainment uses that service the needs of the public.

Goal 9.1 – Attract and retain businesses.

Policy 9.1.1 – Develop programs to attract and retain business.

Program 9.1.1.3 – Monitor real estate market trends and adjust economic strategies accordingly.

Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.

Policy 9.1.2 – Capitalize on the City’s location as an asset.

Program 9.1.2.2 – Capitalize on the regional draw generated by Stonewood, Mall, Downey Landing Site, and other regional-oriented land uses.

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 in Finding A. The Project will not alter or impact the existing businesses currently allowed in the SP. The Lakewood/Firestone Specific Plan’s primary goal to attract specific unrepresented commercial retail uses that may benefit from the regional attraction of the Stonewood Center, remains the key purpose of the Specific Plan. The addition of a new land uses of Commercial Recreation and Minor Commercial Recreation will create an opportunity for an added attraction to the City of Downey that can serve as a catalyst for other commercial development.

Attachment C

addition of the commercial recreation land use category to the SP will not be detrimental to the public health, safety, or welfare of persons residing or working in the adjacent areas as the land use category maintains all existing development currently present. Any future development under this proposed land use will be required to meet the findings of a conditional use permit and will require conditions of approval to mitigate any potential detriment to public health, safety, or welfare of the public.

D.The Project and any 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. Based upon the findings set forth in Sections 1 through 3 of this Resolution, the Planning Commission of the City of Downey hereby recommends approval by the City Council of a Specific Plan Amendment to the Lakewood/Firestone Specific Plan (SP 91-2), as outlined in the draft ordinance attached hereto as Attachment A.

SECTION 5. The Secretary shall certify the adoption of this Resolution.

PASSED, APPROVED AND ADOPTED this 19th day of March, 2025.

Mario A. Guerra, Chair
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 19th day of March 2025, by the following vote, to wit:

AYES: Lujan, Saikaly, Legaspi, Guerra
NOES: None
ABSENT: Uva
ABSTAIN: None
APPROVED AS TO FORM:
_______________________
John M. Funk
City Attorney
Attachment C

CERTIFICATE OF ATTESTATION AND ORIGINALITY

I, Ria Ioannidis, Recording Secretary, do hereby attest to and certify that the foregoing Resolution is the original resolution adopted by the Planning Commission of the City of Downey at a regular meeting held on March 19, 2025.

Ria Ioannidis
Recording Secretary

Attachment C

ATTACHMENT A

ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DOWNEY
APPROVING SPECIFIC PLAN AMENDMENT (PLN-25-00033) TO THE LAKEWOOD/FIRESTONE SPECIFIC PLAN (SP 92-1) TO ADD

COMMERCIAL RECREATION AND MINOR COMMERCIAL RECREATION

LAND USES AS PERMITTED USES WITHIN THE SPECIFIC PLAN AREA

WHEREAS, On March 10, 1992, the City Council of the City of Downey adopted the Lakewood/ Firestone Specific Plan 91-2 (SP).

WHEREAS, on March 6, 2025, 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

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.

Attachment C

other parking demand existing. The Project consists of an amendment to the Lakewood/Firestone Specific Plan to add a new land use category as conditionally permitted. A future project with this land use will be required to be analyzed under the lens of CEQA when a project involving Commercial Recreation is proposed.

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 are consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The proposed Project will create additional commercial recreational opportunities throughout the Lakewood/Firestone Specific Plan that has not been updated since the SP was adopted in March 1992. The Specific Plan location near the Stonewood Center makes it an area where businesses can benefit from the regional draw from the Stonewood Center. The proposed amendment will conditionally allow Commercial Recreation with a conditional use permit and Minor Commercial Recreation uses with a minor conditional use permit. The amendment 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.

Policy 1.1.5 Provide an appropriate amount of land area for recreation and entertainment.

Program 1.1.5.3 – Promote recreation and entertainment uses that service the needs of the public.

Goal 9.1 – Attract and retain businesses.

Policy 9.1.1 – Develop programs to attract and retain business.

Program 9.1.1.3 – Monitor real estate market trends and adjust economic strategies accordingly.

Program 9.1.1.5 – Continue the revitalization of commercial and industrial corridors.

Policy 9.1.2 – Capitalize on the City’s location as an asset.

Program 9.1.2.2 – Capitalize on the regional draw generated by Stonewood, Mall, Downey Landing Site, and other regional-oriented land uses.

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 in Finding A. The Project will not alter or impact the existing businesses currently allowed in the SP. The Lakewood/Firestone Specific Plan’s primary goal to attract specific unrepresented commercial retail uses that may benefit from the regional attraction of the Stonewood Center, remains the key purpose of the Specific Plan. The addition of a new land use of Commercial Recreation and Minor Commercial Recreation will create an opportunity for an added attraction to the City of Downey that can serve as a catalyst for other commercial development.

Attachment C

detrimental to the public health, safety, or welfare of persons residing or working in the adjacent areas as the land use category maintains all existing development currently present. Any future development under this proposed land use will be required to meet the findings of a conditional use permit and with added conditions of approval to mitigate any potential detriment to public health, safety, or welfare.