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Regular meeting, July 14, 2015 - No. 1 minutes.pdf - Page 002UNOFFICIAL MINUTES AGENDA DATE: July 28, 2015 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, July 14, 2015 The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina Council Chambers. Commissioner Valles led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Castellanos, Holtz, Menefee and Valles Absent: Blackburn (excused) City Staff Present: Anderson, Freeland, Morales, Hernandez and de Zara APPROVAL OF MINUTES: 1. Regular meeting, June 23, 2015 Motion by Holtz, seconded by Valles, to approve the minutes as presented. Motion carried 4-0 (Blackburn absent.) OTHER MATTERS OR ORAL COMMUNICATIONS None CONSENT CALENDAR 2. FORTHCOMING PLANNING COMMISSION MEETINGS AND PUBLIC HEARING SCHEDULE Receive and file. Planning Director Jeff Anderson presented the staff report. Motion by Menefee, seconded by Holtz, to approve the items on the Consent Calendar. Motion carried 4-0 (Blackburn absent.) \\Storage 1\plandata\PLANCOM MINUTES12015 MINUTES17.14.1 5 minutes.doc Planning Commission Minutes Page 2 July 14,2015 PUBLIC HEARINGS 3. ADMINISTRATIVE USE PERMIT NO. 15-11 CATEGORICAL EXEMPTION APPLICANT: Frank Nguyen and Cam Tu Lam LOCATION: 824 East Michelle Street REQUEST: Request to remodel an existing 1,595-square foot house to include a 580-square foot first floor addition and an 832-square foot second floor. The existing house is 2,015-square feet, and includes a 420-square foot garage. With the proposed additions the house would total 3,007-square feet (including the 424-square foot garage.) Planning Intern Veronica Hernandez presented the staff report. During her presentation Ms. Hernandez spoke about the requested entitlements, proposed square footage of the home and the Subcommittee for Design Review recommendations regarding the windows on the proposed second story. Staff also informed the Commission that the applicant had not modified his plans to reflect the recommendation by the Subcommittee. Commissioner Holtz asked questions regarding the number of bedrooms and bathrooms proposed for the home. Commissioner Menefee asked about the use of clerestory windows on the second story to minimize privacy impacts on the neighbors and the ability of the residents to use clerestory windows for egress. He also asked why the applicant had not revised the plans per the Subcommittee conditions. Commissioner Valles asked staff if anyone had contacted staff regarding this project. Vice Chairman Castellanos opened the public hearing. PROPONENT: Frank Nguyen, applicant, said that since the lot is quite large there was sufficient separation from adjacent properties to protect the privacy of the neighbors to the rear of the property. He agreed to follow recommendations by the Subcommittee. Herb Redholtz suggested that this matter be continued to allow the applicant an opportunity to work with staff to incorporate the recommendations by the Subcommittee into his plans. OPPONENTS: No one spoke in opposition. Vice Chairman Castellanos closed the public hearing. There was a short discussion by the Commission regarding continuation of the hearing. Commissioners Menefee and Valles concurred that this matter should be 11Storagellplandata\PLANCOM\MINUTES12015 114INUTES17.14,15 tninutes.doe Planning Commission Minutes Page 3—July 14.2015 continued. Commissioner Holtz expressed his opinion that the addition of a second story would not be harmonious with the surrounding neighborhood. Motion by Menefee, seconded by Valles, to continue this matter to the July 28, 2015 regular meeting to allow the applicant to work with staff to modify the plan. Motion carried 3-1 (Holtz opposed.) 4. CONDITIONAL USE PERMIT NO. 15-18 CATEGORICAL EXEMPTION APPLICANT: Dee Dee Stiles-Kantner LOCATION: 543 Plaza Drive REQUEST: Request for a conditional use permit to allow a children's indoor play area in a 22,000-square foot tenant space on the second floor of the Plaza at West Covina Shopping Center in proximity to Gold's Gym and Sears. The indoor play area is targeted to children and is in conjunction with a dinosaur-themed retail area and a robotic and static dinosaur museum. Assistant Planner Christine Delostrinos presented the staff report. During her presentation, she spoke about the proposed display of dinosaurs, described the activities offered and the hours of operation. She also said the parking is adequate for the use. Staff recommended approval of the project. Vice Chairman Castellanos opened the public hearing. PROPONENT: Dee Dee Stiles-Kantner, applicant spoke about the features of the use and answered questions from the Commission regarding the hours of operation, how the business would be staffed, and how the business is marketed to the public. She also answered questions regarding the educational component of the business and how the displays will be viewed. OPPONENTS: No one spoke in opposition. Vice Chairman Castellanos closed the public hearing. Commissioner Menefee expressed his support of the project. Commissioner Holtz agreed. Commissioner Valles said it would be very educational and also said she would support the project. Vice Chairman Castellanos concurred with the other Commissioners. Motion by Holtz, seconded by Menefee, to adopt Resolution No. 15-5573, approving Conditional Use Permit No. 15-18. Motion carried 4-0 (Blackburn absent.) \\Storagellplandata\PLANCOMNINUTES \20 15 MINUTES17.14.1 5 minutes.doe Planning Commission Minutes Page 4 — July 14,2015 NON HEARING ITEMS 5. ART IN PUBLIC PLACES NO. 15-02 SCHEMATIC STAGE LOCATION: 112 PLAZA DRIVE (THE PLAZA AT WEST COVINA) Planning Director Jeff Anderson presented the staff report. During his presentation, Mr. Anderson spoke about the Art in Public Places process, and gave a description of the proposed art, which is made up of specially treated glass that will reflect different patterns of light inside the mall's food court. The applicant, Maria Louisa de Herrera, public art consultant, introduced the selection committee from Starwood and the artist, Ed Carpenter. She spoke about selecting an artist and said they expected to have the art work completed by March 1, 2016. Ed Carpenter, artist, spoke to the Commission regarding how the artwork would be created and installed. He also spoke about selecting a location for the art and explained that during the day the sunlight would illuminate the piece. At night the artwork would be illuminated by LED lights hung to reflect light on the location. In addition he answered questions by the Commission regarding installation of the art and how it will be maintained. Mr. Carpenter also answered questions by the Commission regarding his project. Stephen Barnhouse, representing the Plaza West Covina, said he's very excited about the artwork and said it will be more visible to the public. In addition, he spoke about the possibility of moving the mall sign to make it more visible through the front window. There was a discussion by the Commission and they expressed their approval of the proposed art. The Commissioners also expressed their support of the proposal and concurred that the artist should proceed with his design. Motion by Menefee, seconded by Valles, to direct the applicant to proceed with the project as proposed. Motion carried 4-0 (Blackburn absent.) CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Holtz asked about commissioner appointments. \\Storagellplandata\PLANCOM\MINUTES12015 MlNUTES17.14.15 minutes.doc Planning Commission Minutes Page 5 — July 14.2015 6. PLANNING DIRECTOR'S REPORT: a. Project Status Report — July, 2015 b. General Plan Update Meetings Core Group Meeting, July 20, 2015 at the Senior Center at 5:00 p.m. Our Natural Community Committee meeting, August 17, 2015 at Shadow Oak Recreation Center at 7:00 p.m. 7. COUNCIL ACTION: None ADJOURNMENT Vice Chairman Castellanos adjourned the meeting at 8:15 p.m. \\Storage1 \planciata\PLANCOM\M1NUTES\2015 M1NUTES17.1 4.15 minutes.doe AGENDA NO 2 DATE: July 14,2015 FORTHCOMING PLANNING COMMISSION HEARINGS AUGUST 11, 2015 A. CONSENT CALENDARS None B. PUBLIC HEARINGS (1) CONDITIONAL USE PERMIT NO. 15-09 LIVE ENTERTAINMENT AND ON-SALE SERVICE OF ALCOHOLIC BEVERAGES APPLICANT: Erie Philip Rogue (Rebel Yell Bar and Steakhouse) LOCATION: 2050 South Valinda Avenue (2) PLANNING DIRECTOR'S MODIFICATION NO. 15-05 TREE REMOVAL PERMIT NO. 15-05 PARKING LOT IMPROVEMENTS APPLICANT: David Rotkin (JRSL West Covina, LLC) LOCATION: 2211-2249 East Garvey Avenue North C. NON-HEARING ITEMS (1 ) ART IN PUBLIC PLACES NO. 15-01 FINAL REVIEW OF ARTWORK APPLICANT: Lennar LOCATION: 301 South Glendora Avenue AUGUST 25„ 2015 A. CONSENT CALENDAR None B. PUBLIC HEARINGS (1) CONTINUED PUBLIC HEARING ADMINISTRATIVE USE PERMIT NO. 15-37 MAXIMUM UNIT SIZE EXCEPTION/SECOND STORY APPLICANT: Jorge and Guadalupe Oehoa LOCATION: 825 East Francisquito Avenue 11 Storage 1\plandata\PLANCOM FORTHCOMING1201 5 Fortheoming17.28. 15 FORTHCOMING.doc Forthcoming Planning Commission Hearings April 28, 2015- Page 2 (2) CONDITIONAL USE PERMIT NO. 14-17 WIRELESS TELECOMMUNICATIONS FACILITY APPLICANT: Lisa Desmond (Verizon Wireless) LOCATION: 1500 Rowland Avenue (Del Norte Park) (3) CONDITIONAL USE PERMIT NO. 14-18 WIRELESS TELECOMMUNICATIONS FACILITY APPLICANT: Lisa Desmond (Verizon Wireless) LOCATION: 1340 East Puente Avenue (4) CONDITIONAL USE PERMIT NO. 14-19 ACCESSORY LIVING QUARTERS APPLICANT: Ivan Moran LOCATION: 3919 East Lorencita Drive C. NON-HEARING ITEMS None 11 Storagellplandatal PLANCOM\FORTHCOM1NG\201 5 Fortheoming17.28. 15 FORTHCOMING.doe AGENDA ITEM NO 3 DATE: July 28, 2015 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 15-11 CATEGORICAL EXEMPTION APPLICANT: Frank Nguyen and Cam Tu Lam LOCATION: 824 E. Michelle Street I. SUMMARY The applicant is requesting an administrative use permit to remodel an existing 1,595-square foot house to include a 580-square foot addition to the first floor and an 832-square foot second floor. There is currently a 2,015-square foot single-story home on the 10,710-square foot lot, including a 420-square foot two-car garage to remain. This item was continued by the Planning Commission on July 14, 2015, in order to allow the applicant to revise the proposal to be in compliance with design standards. II. ANALYSIS The house with the proposed additions will be 3,427-square feet (including the 420-square foot garage, which will not be modified). The surrounding neighborhood consists of single-story homes. The proposed size of the home (3,427-square feet) is 1.6 times larger than the average size of the surrounding homes of 2,061-square feet. The plans provided for the hearing on July 14, 2015, took into consideration some of the Design Review Subcommittee comments from June 2, 2015, including the addition of alternative materials along the front elevation and window treatment along the west elevation. However, the applicant did not reduce windows to clerestory (except required egress windows), and did not incorporate window treatment on the east and south elevations. These revisions were required as conditions of approval for the administrative use permit. The applicant submitted revised plans on July 20, 2016. These plans included clerestory windows on the east and south elevations where possible, and the addition of wood trim to the windows on the east and south elevations. The applicant has therefore incorporated the requirements of the Subcommittee onto the plans. ZACase FileslAUP12015115-11 824 E Michelle St (2nd story addition)\Pe 7.28.151StaffReportdoc eroniceHernandez Planning Intern Administrative Use Permit No. 15-11 824 E. Michelle Street July 28, 2015- Page 2 VII. STAFF RECOMMENDATION Based on discussion by the Planning Commission on July 14, 2015, staff recommends that the Planning adopt a resolution approving Administrative Use Permit No. 15-11. REVIEWED AND APPROVED: Je A • erson, AICP P aiming Director Attachments: Attachment 1 — Administrative Use Permit Resolution for Approval Attachment 2 — Planning Commission Staff Report dated July 14, 2015 Attachment 3 — Neighbors' Acknowledgement of Proposal Attachment 4 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\ALTP12015115-11 824 E Michelle St (2nd story addition)IPC 7.28.151Staff Report.doc ATTACHMENT 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 15-11 ADMINISTRATIVE USE PERMIT NO. 15-11 CATEGORICAL EXEMPTION APPLICANT: Frank Nguyen and Cam Tu Lam LOCATION: 824 East Michelle Street WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Commission, a request for an administrative use permit to approve a two-story single-family house on a single-family property, on that certain property generally described as: Assessor Parcel Number 8489-006-008, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has requested an administrative use permit for a large addition and a two-story single-family house; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28 th day of July, 2015, conduct a duly advertised public hearing to consider the subject application for an administrative use permit; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of an administrative use permit to allow a two-story single-family house. The subject site is located in the "R-1" (Single-Family Residential) Zone, Area District II. 2. The applicant is proposing to construct a 3427-square foot two-story house (including a 420- square foot attached garage) located on a 10,710-square foot lot. 3. Appropriate findings for approval of an administrative use permit for a two-story single family house: a. The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. \\Storage1IplandatalCase Filcs\AUP\2015\15-11 824 E Michelle St (2nd story addition)IPC 7.28.151AUP Reso.2Story.doc Planning Commission Resolution No. Administrative Use Permit No. 15-11 July 28, 2015 Page 2 b. The development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. c. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. d. The development can be adequately served by existing or required infrastructure and services. e. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. f. The development is sensitive to the natural terrain, minimizes necessary grading, de- emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. 4. This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of one single-family residence in a residential zone. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following large addition and two-story single-family house findings: a. The lot and proposed building are consistent with the Residential Low Medium (4.1-8.0 dwelling units per acre) General Plan designation and Single-Family Residential (R-1) zoning in that it consists of the addition of an addition to an existing single-family home. The project meets all applicable requirements of the "Single-Family Residential" (R-1) Zone, Area District b. The proposed remodel of the house utilizes a hip roof design and will feature new concrete roof tile on the existing house and proposed addition. The remodel also includes new stucco siding, wood fascia and trim, and new windows on both the existing house and proposed addition. The front elevation of the proposed house would also feature stone veneer wainscoting. Although the house would be 1.6 times larger than the median house in the neighborhood, it is designed so as to reduce bulkiness and fit into the context of the neighborhood. c. The existing house is accessible from an existing driveway off Michelle Street and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with setbacks greater than the minimum required by the Municipal Code. The proposed house with additions does not have any effect on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions 11StoragellplandatalCase Files1AUP12015115-11 824 E Michelle St (2nd story addition)1PC 7.28.151AUP Reso.2Story.doe Planning Commission Resolution No. Administrative Use Permit No. 15-11 July 28, 2015 — Page 3 adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. e. The subject property is located in a neighborhood primarily composed of single-story houses. The introduction of a two-story house in the neighborhood could create privacy impacts. To reduce privacy impacts, it is appropriate to reduce the size of the windows on the side and rear elevations. The applicant was given direction regarding reducing privacy impacts along the south elevation resulting from the second-story addition. The applicant will be required as a condition of approval to install clerestory windows along this elevation in order to minimize impacts. f. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department. The project proposes remodeling of an existing house and a second-story addition that would not impede any scenic views from surrounding properties. 3. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 15-11 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said administrative use permit by the Planning Director, Planning Commission, or City Council. 4. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this administrative use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 5. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 6. That the approval of the administrative use permit is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on July 28, 2015. 11StoragellplandatalCase Files\AUP\2015 115-11 824 E Michelle St (2nd story addition)IPC 7.28.151A.UP Reso.2Story.doc Planning Commission Resolution No. Administrative Use Permit No. 1 5-1 1 July 28, 2015 — Page 4 b. That the project comply with all requirements of the "Single-Family Residential" (R-1) Zone, Area District II, and all other applicable standards of the West Covina Municipal Code. c. Windows along the rear elevation (except those required by the Building Code) shall be clerestory to reduce privacy impacts. Each bedroom is required to have one egress window. d. Include a roof plan with the final plans. e. That any proposed changes to the approved site plan, floor plan or elevations be reviewed by the Planning Department, and the written authorization of the Planning Director shall be obtained prior to implementation. f. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. g. The approved use shall not create a public nuisance as defined in the West Covina Municipal Code Section 26-416 regarding landscape maintenance and property maintenance. h. The applicant shall sign an affidavit accepting all conditions of this approval. i. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. If proposed landscape areas exceed 2,500 square feet, then prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 shall be submitted for all planted areas to be affected by project. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. Landscaping shall be installed prior to final inspection. k. Proposed landscape areas visible from the public right-of-way shall be in compliance with all applicable standards of the West Covina Municipal Code and shall be clearly indicated • (including dimensions) on the landscape and irrigation plan. Landscaping shall be installed prior to final inspection. 1. This approval is effective for a period of one (1) year. All applicable building permits must be obtained within one (1) year of project approval. tn. Fire Department Requirements: 1. Contact Fire Department at 626-939-8824 for information on Fire standards. \\Storagel\plandatalCase Files\AUPI2015\15-11 824 E Michelle St (2nd story addition)1PC 7.28.151AUP Reso.2Story.doc Planning Commission Resolution No. Administrative Use Permit No. 15-11 July 28, 2015— Page 5 n. Building Requirements: 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Submit plans for review. 3. Submit structural calculations prepared by a licensed engineer or architect. 4. Submit energy calculations. I HEREBY CERTIFY that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina at a regular meeting held on the 28t h day of July, 2015, by the following vote: AYES: NOES: ABSENT: DATE: July 28, 2015 EXPIRATION DATE: July 28, 2016 If not used. Paul Blackburn, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Storagellplandata\Case Files\ AUP1 2015%1541 824 E Michelle St (2nd story addition)1PC 7.28.15LMIP Reso.2Story.doe ATTACHMENT 2 AGENDA ITEM NO. 3 DATE: July 14, 2015 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 15-11 CATEGORICAL EXEMPTION APPLICANT: Frank Nguyen and Cam Tu Lam LOCATION: 824 E. Michelle Street I. SUMMARY The applicant is requesting an administrative use permit to remodel an existing 1,595-square foot house to include a 580-square foot addition to the first floor and an 832-square foot second floor. There is currently a 2,015-square foot single-story home on the lot, including a 420- square foot two-car garage to remain. Staff recommends that the Planning Commission choose one of the following options: a) Adopt a resolution approving Administrative Use Permit No. 15-11. b) Continue this item with direction to the applicant to modify the design of the addition to minimize the impacts related to size and scale of the residence. c) Deny Administrative Use Permit No. 15-11. 11Storage1lp1anclatalCaie Files AUP 2015115-11 824 B Michelle St (2nd story addition)1PC 7.14.151StaffIteport.doo Administrative Use Permit No. 15-11 824 E. Michelle Street July 14, 2015- Page 2 II. BACKGROUND ITEM.. DESCRIPTION _.ZONI NG AND GENERAL.''PLAN 1 Zoning: "Single-Family Residential" (R-1), Area District II Suburban Residential U NDI NO LANQ ES ,A. °NINO North: "Single-Family Residential" (R-1); single-family residences East: "Single-Family Residential" (R-1); single-family residences South: "Single-Family Residential" (R-1); single-family residences West: "Single-Family Residential" (R-1); single-family residences URR T , ,DEVELOPMENT Single-family residence AL NOTICE Notices of Public Hearing have been mailed to 53 owners and occupants of properties located within 300 feet of the subject site. III. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting an AUP to allow the remodel of an existing 2,015-square foot home (including a 420-square foot attached two-car garage) for an addition to the first and second story. The subject property is 10,710 square feet. The house with the proposed addition will be 3,427-square feet, including a 420-square foot garage. No changes are proposed to the garage. The subject property is located in the "Single-Family Residential" (R-1) zone, Area District II. Any second-story additions in the R-1 zone require the approval of an administrative use permit. The proposed addition is in compliance with all zoning requirements. The front setback of the proposed residence would be 20 feet for the first floor, and 68 feet for the second floor. The east side setback would be 13 feet for the first floor and 22 feet for the second floor. The west side setback would be 7 feet for the first and second floor. The rear setback would be 44.5 feet for the first floor and 44.5 feet for the second floor. The house is proposed to be 22.5 feet in height. The existing house was built in 1956. The house currently has four bedrooms and three bathrooms. 'The proposed second floor includes two bedrooms and two bathrooms with two bedrooms and two bathrooms on the first floor. The number of bedrooms is consistent with the rest of the neighborhood. The City's Municipal Code does not require additional off-street parking spaces based on the number of bedrooms. For lots with a lot area under 20,000 square feet, the maximum allowable unit size is 3,999 square feet or 35 percent of the lot area whichever is less. The subject property is 10,710 square feet; therefore the maximum allowable unit size for the property is 3,748 square feet. An administrative use permit is required for a Maximum Unit Size Exception (MUSE) when the proposed addition exceeds the maximum allowable unit size. Furthermore, a conditional use permit is required for a Large Home when the proposed addition exceeds the maximum allowable unit size by more than 25 percent. Additionally, an Administrative Use Permit is required for a large addition exceeding 1,250 square feet. AStoragellplandatalCase FileslAUP12015 115-11 824 E Michelle St (2nd story addition)\PC\StaffReport.doc Administrative Use Permit No, 15-11 824 E. Michelle Street July 14, 2015- Page 3 The proposed home would have a total floor area of 3,427 square feet and does not require either an AUP for an MUSE or a CUP for a Large Home. The proposed additions total 1,412 square feet. Therefore, an AUP for a large addition is required. Staff Survey of Surrounding Residences Staff review of the neighborhood surrounding the subject property found that the area consists primarily of one-story, single-family houses that were constructed between 1956 and 1959. Staff conducted a survey of 34 homes surrounding the subject property. The houses in the survey are located on Lucille Avenue and Michelle Street. Two of the surveyed houses are two-story houses. They are located on 833 E. Michelle Street and 815 E. Lucille Avenue. The following chart shows the mean and median lot size, square footage of the homes, number of bedrooms, and floor area ratio of the surveyed homes. The mean is the average of all 34 homes, and the median is the number that falls directly in the middle if listed in numerical order. LOT SIZE FLOOR AREA NUMBER OF BEDROOMS FLOOR AREA RATIO (FAR) MEAN 10,241 sq. ft. 2,061 sq. ft. 3 20.2% MEDIAN 10,506 sq. ft. 1,974 sq. ft. 3 18.6% SUBJECT PROPOSAL 10'506 sq. ft. 3,427 sq. ft. 4 32% The house as proposed would be 1.6 times larger than the average size of the surrounding surveyed homes. While the median size for homes in the area is 2,061-square feet, house sizes range from 1,598- square feet to 2,936-square feet. The lot sizes of the surveyed homes range from 9,534-square feet to 10567-square feet, while the lot size of the subject property is 10,506-square feet. Floor area ratios range from 15.9 percent to 26.9 percent. The proposed floor area ratio of the subject property is 32 percent. •The house, as proposed, would be 1.6 times larger than the average size of the surrounding surveyed homes of 2,061-square feet. Subcommittee for Design Review Since the proposal is a two-story addition to an existing house, the Design Review Subcommittee reviewed the proposal. The Subcommittee reviewed plans for the proposed addition on June 2, 2015 and recommended that the project be forwarded to the Planning Commission for review. The primary reason for forwarding the application to the Planning Commission is that the proposed two-story addition is in a neighborhood that is predominantly one-story. The Subcommittee also noted that the plans were not in compliance with guidelines due to second-story windows along the rear elevation that could result in privacy impacts to neighboring houses. The Subcommittee recommended that the applicant modify the second- story windows (except those required by the Building Code) along the south elevation to clerestory to reduce privacy impacts. Additionally, the Subcommittee recommended that the ZACase Files\AUP12015115-11 824 E Michelle St (2nd story addition)\POStaffReport.doe Administrative Use Permit No, 15-11 824 E. Michelle Street July 14, 2015- Page 4 clerestory to reduce privacy impacts. Additionally, the Subcommittee recommended that the applicant add alternative materials on the entry porch columns as well as wrapping around the house at least two feet on the east and west elevations, and include window treatments to the windows along the east and south elevations. The applicant submitted revised plans after the Subcommittee's review, adding alternative materials along the front porch columns and east and west elevations. The applicant did not modify the second story windows along the south elevation to clerestory. Staff has included conditions of approval to modify these windows to clerestory and to include a roof plan. The following is a discussion of Design Review Subcommittee suggestions for new two-story additions: a) Design the two-story house or addition so that all setbacks, including second story, have been met. The proposed addition complies with all setback requirements. b) In an area that is predominately one story, consider reducing the size of the second story in relation to the ground floor. A smaller second floor will not appear as massive or boxy. The first story of the house will be 2,595-square feet and the second story of the house will be 832-square feet. c) New two-story additions can result in privacy impacts to neighboring properties. Consider designing the second story to reduce or eliminate the need for windows on the side elevations. High windows that allow light in but restrict views onto neighboring properties may also reduce privacy impacts. The applicant did not modify the second story windows along the south elevation to clerestory to reduce privacy impacts. Stiff has included a condition of approval requiring the applicant to modify these windows (except those required by the Building Code) to clerestory. d) In an area that is predominately one story, the elements of the house usually emphasize the horizontal. Many modern two-story designs emphasize the vertical through two-story porches with tall columns, tall windows, and two-story front elevations with no horizontal breaks. These elements are generally out-of-character with a one-story neighborhood. The 832-square foot second-story addition is distributed over the rear portion of the existing house and is horizontally orientated. e) When adding a second-story elevation in a one-story area, consider providing a significant second-story setback on the front elevation. By setting back the second story from the first story, the front of the house will fit better in the context of a one-story neighborhood. 11StorageflplandatalCase Fi1es\AUP12015 115-11 824 E Michelle St (2nd story addition)\POStaffReport.doe Administrative Use Permit No. 15-11 824 E. Michelle Street July 14, 2015- Page 5 The proposed second-story addition is set back 68 feet, 6 inches from the front property line along Michelle Street, while the front setback of the existing single-story residence is 43 feet. This results in a difference of 25 feet, 6 inches. j) In an area that is predominately one story, the addition of a second-story balcony, especially in a flatland neighborhood, can have an effect on privacy. In these areas, balconies in rear yards are discouraged, The proposed two-story addition does not feature a second-story balcony. g) When designing a second-story addition, consider that all sides of the second story are visible. Window treatment on second-story windows is encouraged. The applicant added wood trim to the second-story windows and one first-story window along the north elevation, and wood shutters along the first floor north and west elevations. Staff has included a condition requiring the applicant to add wood trim to the second-story windows along the east side and south elevations. IV. FINDINGS Before an application for an administrative use permit for a two-story addition and large addition may be granted, the following findings must be made: (a) The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. The lot and proposed building are consistent with the Residential Low Medium (4.1-8.0 dwelling units per acre) General Plan designation and Single-Family Residential (R-1) zoning in that it consists of the addition of an addition to an existing single-family home. The project meets all applicable requirements of the "Single-Family Residential" (R-1) Zone, Area District II. (b) The development utilizes building materials, color schemes, and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. The proposed remodel of the house utilizes a hip roof design and will feature new concrete roof tile on the existing house and proposed addition. The remodel also includes new stucco siding, wood fascia and trim, and new windows on both the existing house and proposed addition. The front elevation of the proposed house would also feature stone veneer wainscoting. Although the house would be 1.6 times larger than the median house in the neighborhood, it is designed so as to reduce bulkiness and fit into the context of the neighborhood. (c) The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. \\Storage IlplandatalCase FiIesW212015 15-11 824 E Michelle St (2nd story addition)1PC\StaffReport.doc Administrative Use Permit No. 15-11 824 E. Michelle Street July 14, 2015- Page 6 The existing house is accessible from an existing driveway off Michelle Street and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with setbacks greater than the minimum required by the Municipal Code. The proposed house with additions does not have any effect on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. (d) The development can be adequately served by existing or required infrastructure and services. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. (e) The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. The subject property is located in a neighborhood primarily composed of single-story houses. The introduction of a two-story house in the neighborhood could create privacy impacts. To reduce privacy impacts, it is appropriate to reduce the size of the windows on the side and rear elevations. The applicant was given direction regarding reducing privacy impacts along the south elevation resulting from the second-story addition. The applicant will be required as a condition of approval to change the proposed windows along this elevation to clerestory in order to minimize impacts. 0 The development is sensitive to the natural terrain, minimizes necessary grading, de- emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department The project proposes remodeling of an existing house and a second-story addition that would not impede any scenic views from surrounding properties, V. ENVIRONMENTAL DETERMINATION This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of one single-family residence in a residential zone. \\Storage AplandataWase FileslAUP12015115-11 824 E Michelle St (2nd story addition)CIStaff Repoitdoc Administrative Use Permit No. 15-11 824 E. Michelle Street July 14, 2015- Page 7 VI. CONCLUSION As previously discussed, the proposal includes a 580-square foot first-story addition to an existing 2,015-square foot single-story single-family residence (including a 420-square foot attached two-car garage) and an 832-square foot second-story addition to the house located on a 10,710-square foot lot. The house with the proposed additions will be 3,427-square feet (including the 420-square foot garage, which will not be modified). The surrounding neighborhood consists of single-story homes, The proposed size of the home (3,427-square feet) is 1.6 times larger than the average size of the surrounding homes of 2,061-square feet. The applicant took into consideration some of the Design Review Subcommittee comments from June 2, 2015, when preparing revised plans. However, the revised design of the proposed two-story addition may not fully minimize the impacts related to the size and scale of the proposed residence in relation to the other single-story houses in the surrounding neighborhood. Additionally, window treatments along the east side and south elevation would provide more interest along these elevations and comply with Subcommittee guidelines. While the applicant did not incorporate either window treatments on the east and south elevations or window modifications along the rear elevation, the conditions of approval require these revisions, ZACase Files\AUP12015115-11 824 E Michelle St (2nd story addition)113C1StaffReport.doc Veronica 1-lernan_12:_--) Planning Intern Administrative Use Permit No, 15-11 824 E, Michelle Street July 14, 2015- Page 8 VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission choose one of the following options: a) Adopt a resolution approving Administrative Use Permit No. 15-11. b) Continue this item with direction to the applicant to modify the design of the addition to minimize the impacts related to size and scale of the residence. c) Adopt a resolution denying Administrative Use Permit No. 15-11. REVIEWED AND APPROVED: 7 0/ derson, AICP lanning Director Attachments: Attachment 1— Administrative Use Permit Resolution for Approval Attachment 2 — Neighbors' Acknowledgement of Proposal Attachment 3 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Piles\AUP120 15 \15-11 824 E Michelle St (2nd story addition)WCIStaffReportdoc PROJECT ADDRESS j\14 cm AIR, A request has made to make second story alterations to the house at the address above. This form is a Dotification of the proposed property or resident you are asked to sign this form indicating that the applicants has explained to you their intention to construct a second story addition. Signing this form does not necessarily indicate that an adjoining property owner is in support of the proposed construction. This form only provides proof of notification. Any person who has questions regarding the proposed addition should contact the Planning Departtnent. If you have any questions about the City's review process, please contact the Planning Department at (626) 939-8422. I havA receivgnotice of -i;roposed plans at the address noted above: , Resident of , Resident of e)U /41 Qi-OSta ident of ‘2(Vi • .41, Luctuz kg. Res tof gai Lase..ALup Resident of Resident of Resident of Resident of Planner ZAPLANCONESubcorranitteenesignReview \Second Story Review - Neighbor Siratures.doe AGENDA ITEM NO. 4 DATE: July 28,2015 PLANNING DEPARTMENT STAFF REPORT CONDITIONAL USE PERMIT NO. 14-16 VARIANCE NO. 15-06 CATEGORICAL EXEMPTION APPLICANT: Reliant Land Service for Verizon (Maryann Neward) LOCATION: 625 E. Merced Avenue (Walmerado Park) I. DESCRIPTION OF APPLICATION The applicant is requesting the approval of a conditional use permit and variance to install a 61- foot tall wireless telecommunications facility designed as ballfield light pole at Walmerado Park. A total of six panel antennas are proposed on the wireless telecommunications facility. A new equipment shelter will be installed on site. Staff is recommending approval of the conditional use permit and variance. ZACase Files ICUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park) \Staff Report.doc Conditional Use Permit No. 14-16 and Variance No. 15-06 625 E. Merced Avenue July 28, 2015 - Page 2 IL BACKGROUND On September 12, 2006, the Planning Commission approved a 60-foot tall wireless communication facility in Walmerado Park. The existing wireless facility is designed as a flagpole. This facility is still in service and being operated by T-Mobile. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Open Space" (OS) and "Park" (P) SURROUNDING LAND USES AND ZONING North: "Single-Family" (R-1), Area District H — Elementary School South: "Single-Family Residential" (R-1), Area District II — Single-Family residences East: "Single-Family Residential" (R — 1), Area District II — Single-Family residences West: Residential Agriculture" (R-A), Area District II — Single-Family residences CURRENT DEVELOPMENT Walmerado Park 625 E. Merced Avenue LEGAL NOTICE Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police Department, and was mailed to 87 owners and occupants of properties located within 300 feet of the subject site. III. PROJECT DESCRIPTION AND ANALYSIS The proposal consists of a conditional use permit to allow the installation of a wireless communications facility designed as a light pole at Walmerado Park. The proposed 61-foot tall pole will replace an existing 40-foot tall light pole which lights the southerly baseball field. The wireless facility includes a total of six panel antennas stacked mounted inside a 3 feet, 2 inches in diameter by 20 feet in length radome, six remote radio units with a remote radio unit with 2 packs attached, two Raycap surge protectors, three equipment cabinets, and one standby generator. The project proposes an accessory structure designed to match other accessory structures within the park to house the equipment cabinets and standby generator. The proposed structure will resemble the existing restroom structures at the park. The structure is approximately 215 square feet in area. The structure incorporates concrete masonry unit block, a composition shingle roof and a wrought iron with mesh access gate (four feet wide). The structure will have an open pitch roof with a chain link security lid. The opening will provide the ventilation required for the equipment, but will not be visible from ground level. Wahnerado Park is surrounded by residential properties on three sides with a school (Coronado School) on the remaining side. The park is 5.57 acres and is on the northeast corner of Merced Avenue and Walnut Avenue. Walmerado Park includes two parking lots, baseball fields (two Z:\Case Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)\StaffReport.doe Conditional Use Permit No. 14-16 and Variance No. 15-06 625 E. Merced Avenue July 28, 2015 - Page 3 lighted), basketball courts, playground equipment, picnic facilities, and park grounds. The three northerly baseball fields are located on school district property. The applicant is proposing a 12-foot wide non-exclusive access through the parking lot and park grounds to allow access to the site. The underground utilities will run under the open space area located west of the parking lot. The applicant is also proposing a 5-foot easement with an approximately 240-foot run. The proposed Verizon wireless meter pedestal will be located on the public right-of-way on Merced Avenue. The proposed light pole would be 61 feet in height with the antennas located at the top of the pole concealed within a 3-foot, 2 inches diameter radome (cylinder) that is 20 feet in height. Inside the radome, six stacked antennas will be mounted inside. The field lights would be installed at 40 feet in height. The light pole/antenna is unlikely to allow for the co-location of other providers due to the placement of the equipment on the pole. The applicant has indicated that it is difficult for other carriers to collocate on a pole that offers 30 feet in height, which would be the remaining space available on the pole. The light pole wireless telecommunication facility will be installed beyond the right field fence of the baseball field and approximately 115 feet east of the score board. The light pole will replace an existing light pole. Therefore, the number of light poles providing lighting at the field will remain the same. The applicant is proposing to reuse the existing lighting fixtures on the proposed light pole. The structure for the the wireless facility will be located approximate 145 feet west of the score board. The total leased area by Vetizon is 437 square feet. The City has entered into a lease agreement with the carrier. In addition, the City Manager's Office has mitigated the requirements of the Park Preservation Act of 1971 through the lease agreement for the loss of open space. Separation From Residential Uses The Zoning Code requires that antenna support structures be at least 100 feet away from residential uses. The property on which the telecommunications facility is to be located is adjacent to residential zoned properties to the east, west and south. The residential uses are more than 100 feet away from the antenna supporting structure. Specifically, the nearest residential property is located approximately 146 feet from the southerly property line (Merced Avenue, 193 feet from the easterly property line (single-family housing) and 446 feet from westerly property line (Walnut Avenue. Therefore, the proposed wireless facility is in compliance with the municipal code separation requirement of 100 feet. Variance The applicant is requesting a variance to deviate from the one-half mile distance required between wireless facilities. The proposed light pole would be located approximately 140 feet away from an existing flag pole wireless facility. The applicant explored other alternatives to collocate, including the existing T-Mobile flag pole. However, the flag pole lacks the structure capacity to host Verizon antennas. ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)1StaffReport.doc Conditional Use Permit No. 14-16 and Variance No. 15-06 625 E. Merced Avenue July 28, 2015- Page 4 The Municipal Code Section 26-685-988 (2) allows wireless telecommunication facilities to be located in nonresidential zones unless a residential parcel is developed with a nonresidential use. Therefore, parks and school sites provide an opportunity for wireless carrier to locate within residential neighborhoods and still meet the development standards set forth in the Municipal Code. Justification Study The Municipal Code Section 26-685.997 requires that prior to siting a new wireless communication facility, a justification study should be prepared to identify alternatives that reduce visual impacts and number of structures. The applicant prepared an analysis evaluating the wireless carrier requirements for the installation of a cell site to close a "significant gap." The analysis states that the radio signal needs adequate signal strength to achieve consistent, sustainable, and reliable service to customers at a level that is sufficient for outdoor, in-vehicle and in-building penetration with good voice quality. In addition, a greater gap is created when other nearby sites become overloaded due to voice and data service usage. (See Attachments 3, 4 and 5). IV. FINDINGS OF FACT Conditional Use Permit a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The proposed location of the telecommunications facility is both desirable and necessary to meet the demand for telecommunication service within the vicinity of the site. It will reduce the "coverage gap" that currently exists in the vicinity to provide better service. In addition, the additional telecommunication facility will allow private utility service providers to willfully and efficiently serve West Covina's homes and businesses. The cellular antenna structure is designed as a light pole. The proposed light pole is located north of the parking lot along Merced Avenue between the parking lot and the baseball field. The proposed light pole will be located approximately 193 feet from the nearest residential property. The minimum distance required is 100 feet from any residential property. The structure housing the cabinet equipment for the wireless facility will located at least 146 feet from the nearest residential property along Merced Avenue and approximately 193 feet from the properties located along Craig Avenue. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)\StaffReport.doc Conditional Use Permit No. 14-16 and Variance No. 15-06 625 E. Merced Avenue July 28,2015 - Page 5 The proposed telecommunication facility will not be detrimental to the health, safety, peace or general welfare of persons residing in the vicinity in that it is located at least 100 feet from the nearest residentially zoned property. A structure will screen the cabinets and equipment necessary to support the wireless telecommunication facility. The proposed equipment associated with the light pole does not emit fumes, smoke or odors that would be considered offensive and operates virtually noise free. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible thereto. The existing site is adequate in design to accommodate the proposed project and does not require any adjustments to the land to make it compatible with the surrounding area. The light pole wireless telecommunication facility design will limit the visual impacts of the project and help the wireless communication facility installation integrate with the surrounding visual landscape. In addition, conditions of approval have been included requiring the applicant to install vines along the walls of the proposed equipment structure to deter graffiti and allow the structure to blend with surrounding landscaping and setting. The project is an unmanned wireless facility which will not result in requiring additional parking or affecting existing onsite parking. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. The subject site's access streets are adequate in width to accommodate such a use. The proposed wireless facility is unmanned and therefore is not anticipated to increase the amount of traffic or alter existing traffic patterns. The subject site gains access from Merced Avenue. The unattended facility will require periodic maintenance checks, however, these checks will not substantially alter surrounding traffic levels or circulation patterns on Merced Avenue. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the conditional use permit will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safety element, protection to life, property and natural resources from Fire and Flood" The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. Z:\Case Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)1Staff Report.doc Conditional Use Permit No. 14-16 and Variance No. 15-06 625 E. Merced Avenue July 28, 2015 - Page 6 Additional findings necessary for approval of a wireless telecommunications facility that is greater than 60 feet in height and also within a half-mile of an existing wireless telecommunication tower: f. The facility structures and equipment are located, designed and screened to blend with the existing natural environment or built surroundings so as to reduce visual impacts to the extent feasible considering the technological requirements of the proposed telecommunications service and the need to be compatible with neighboring residents and the character of the community. The proposed telecommunication facility will be located, designed and screened to limit the visual impacts and help the wireless facility to integrate with surrounding visual landscape. Light pole with wireless antennas is designed as a stealth facility and it is aesthetically harmonious with other light poles and equipment within the park. g. The facility is designed to blend with any existing supporting structures and does not substantially alter the character of the structure or local area. The proposed equipment structure will be designed to be consistent with other structures within Walmerado Park. The exterior walls of the structure will provide room from vine to grow and to blend better with surrounding landscape. The light pole will blend in with the baseball field lighting. All the wireless facilities antennas will be concealed within the radome of the light pole. h. The facility is designed to architecturally integrate with the surrounding environment. The proposed telecommunication facility is designed as a light pole that will accommodate both the wireless facility as well as baseball field lighting. The antennas will be stealth and the proposed light pole design will visually integrate with baseball lighting at the park. In addition, the supporting equipment for the wireless facility will be screened by a structure designed to match existing accessory buildings (i.e., restrooms, storage) within the park. Variance a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. The subject site (Walmerado Park) is a 5.57-acre park surrounded by residential uses. The area does not offer opportunities for wireless telecommunications facilities to locate within the vicinity to provide service to its customers. The West Covina Municipal Code allows wireless telecommunication facilities located in residential zones that are developed with permitted nonresidential uses. The area where the gap in service has been identified is within a residential area that offers limited opportunities for the construction of new wireless facility. The park can accommodate an additional wireless facility while exceeding the required distance of 100 feet separation from single-family residential units. Z:\Case Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)\StaffReport.doc Conditional Use Permit No. 14-16 and Variance No. 15-06 625 E. Merced Avenue July 28, 2015 - Page 7 The West Covina Municipal Code does not allow wireless facility on properties developed with houses. Therefore, parks and schools provide an opportunity for wireless telecommunication to be installed to serve the residential areas adequately. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. The variance is necessary to provide adequate service for consumers and to minimize the risk of inadequate service during an emergency. The proposed wireless facility will provide additional cellular phone signal service to current and future users in the vicinity. c. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which property is located. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The proposed wireless facility is designed as a light pole for the baseball field that will limit the visual impacts and integrate with the surrounding visual landscape at the park. The facility will be approximately 143 feet away from the nearest residential use. The proposed wireless facility and associated equipment cabinets, generator, remote radio units and raycap surge protectors will not create odors or have noise and circulation impacts on park users or the surrounding single-family residential uses. d. That the granting of such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. The granting of this variance will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safety element, protection to life, property and natural resources from Fire and Flood" The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. V. ENVIRONMENTAL DETERMINATION Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 3, New Construction or Conversion of Small Structures) in that it consists of the installation of a wireless telecommunications facility. Z: \Case Files\CUP\2014 114-16 625 E. Merced (Wireless facility at Walmerado ParlOStaffReport.doc Conditional Use Permit No. 14-16 and Variance No. 15-06 625 E. Merced Avenue July 28,2015 - Page 8 VI. CONCLUSION The proposed wireless telecommunication facility meets all the development standards, except for the one-half mile separation for which a variance is being sought. The wireless facility is designed as a light pole that will also provide lighting to the baseball field as the proposed wireless facility will replace an existing light pole. The applicant will reuse the lights of the existing pole to ensure that all the lights remain consistent at the park. The proposed facility would increase capacity for those customers using Verizon wireless in the vicinity. V. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Conditional Use Permit No. 14-16 and Variance No. 15-06. abiola Wong Principal Planner REVIEWED AND APPROVED: J5if Alderson, MCP Planning Director Attachments: Attachment 1 – Draft Conditional Use Permit Resolution Attachment 2– Draft Variance Resolution Attachment 3 – Collocation Study (Alternative Site Analysis) Attachment 4– Justification Study—Statement and Propagation Maps Attachment 5 – Wireless Telecommunication Master Plan of Existing Verizon Sites Attachment 6 – Proposed Wireless Facility Plans (Available for review by the public at the Library, Police Department and Planning Department) Attachment 7– Photographic Simulations (Available for review by the public at the Library, Police Department and Planning Department) ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)1Staff Report.doc ATTACHMENT 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 14-16 CONDITIONAL USE PERMIT NO. 14-16 CATEGORICAL EXEMPTION APPLICANT: Reliant Land Service for Verizon (Maryann Neward) LOCATION: 625 E. Merced Avenue (Walmerado Park) WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of to a conditional use permit to: Allow the installation of a 61-foot high wireless communication tower designed as light pole with six panel antennas. on that certain property described as: Assessor's Parcel No. 8488-017-902 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 286 day of July 2015, conduct a duly advertised public hearing as prescribed by law; and WHEREAS, a variance (No. 15-06) for wireless facility separation of wireless has been submitted with the project; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of a conditional use permit to allow the installation of 61-foot wireless telecommunications facility designed as a light pole ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)\CUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28,2015 - Page 2 located at 625 E. Merced Avenue (Walmerado Park), which is zoned "Open Space" (OS) Zone. 2. The project is consistent with the subject site's land use designation of "Parks" as stated in the West Covina General Plan. 3. Findings necessary for approval of a conditional use permit: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible thereto. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. Additional findings necessary for approval of a wireless telecommunications facility that is greater than 60 feet in height and also within a half-mile of an existing wireless telecommunication tower: f. The facility structures and equipment are located, designed and screened to blend with the existing natural environment or built surroundings so as to reduce visual impacts to the extent feasible considering the technological requirements of the proposed telecommunications service and the need to be compatible with neighboring residents and the character of the community. g. The facility is designed to blend with any existing supporting structures and does not substantially alter the character of the structure or local area. ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado ParkKUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28,2015 - Page 3 h. The facility is designed to architecturally integrate with the surrounding environment. 4. The project is a Categorical Exemption, Class 3 (Section 15303: New construction of small new facilities) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) in that it consists of the installation of a new wireless facility within equipment enclosed within a small structure. NOW THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The proposed location of the telecommunications facility is both desirable and necessary to meet the demand for telecommunication service within the vicinity of the site. It will reduce the "coverage gap" that currently exists in the vicinity to provide better service. In addition, the additional telecommunication facility will allow private utility service providers to willfully and efficiently serve West Covina's homes and businesses. The cellular antenna structure is designed as a light pole. The proposed light pole is located north of the parking lot along Merced Avenue between the parking lot and the baseball field. The proposed light pole will be located approximately 193 feet from the nearest residential property. The minimum distance required is 100 feet from any residential property. The structure housing the cabinet equipment for the wireless facility will located at least 146 feet from the nearest residential property along Merced Avenue and approximately 193 feet from the properties located along Craig Avenue. b. The proposed telecommunication facility will not be detrimental to the health, safety, peace or general welfare of persons residing in the vicinity in that it is located at least 100 feet from the nearest residentially zoned property. A structure will screen the cabinets and equipment necessary to support the wireless telecommunication facility. The proposed equipment associated with the light pole does not emit fumes, smoke or odors that would be considered offensive and operates virtually noise free. c. The existing site is adequate in design to accommodate the proposed project and does not require any adjustments to the land to make it compatible with the surrounding area. The light pole wireless telecommunication facility design will limit the visual impacts of the project and help the wireless telecommunication facility installation integrate with the surrounding visual Z:\Case Files\CUP\2014114-16 625 E. Merced (Wireless facility at Walmerado Park)\CUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28, 2015 - Page 4 landscape. In addition, conditions of approval have been included requiring the applicant to install vines along the walls of the proposed equipment structure to deter graffiti and allow the structure to blend with surrounding landscaping and setting. The project is an unmanned wireless facility which will not result in requiring additional parking or affecting existing onsite parking. d. The subject site's access streets are adequate in width to accommodate such a use. The proposed wireless facility is unmanned and therefore is not anticipated to increase the amount of traffic or alter existing traffic patterns. The subject site gains access from Merced Avenue. The unattended facility will require periodic maintenance checks, however, these checks will not substantially alter surrounding traffic levels or circulation patterns on Merced Avenue. e. The granting of the conditional use permit will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safely element, protection to life, property and natural resources from Fire and Flood:" The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. Additional findings required for approval of a wireless telecommunications facility and for a facility within a half-mile of an existing wireless telecommunication tower: f. The proposed telecommunication facility will be located, designed and screened to blend with the existing built surroundings so as to reduce visual impacts in that it is located so as not to negatively impact the park. The antenna structure and the mock pine tree are designed as a stealth facility. g. The proposed equipment structure will be designed to be consistent with other structures within Walmerado Park. The exterior walls of the structure will provide room from vine to grow and to blend better with surrounding landscape. The light pole will blend in with the baseball field lighting. All the wireless facilities antennas will be concealed within the radome of the light pole. h. The proposed telecommunication facility is designed as a light pole that will accommodate both the wireless facility as well as baseball filed lighting. The ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmeraclo Park)\CUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28,2015 - Page 5 antennas will be stealth and the proposed light pole design will visually integrate with baseball lighting at the park. In addition, the surrounding equipment for the wireless facility will be screened by a structure designed to match existing accessory buildings (i.e., restrooms, storage) within the park. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, this Conditional Use Permit No. 14-16 is approved. 3. That the conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of a conditional use permit is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on July 28, 2015. b) No building permit shall be issued for construction of the proposed freestanding wireless telecommunication facility unless the lease agreement has been signed and received by the Finance Department. c) Prior to the issuance of a certificate of occupancy of the wireless telecommunication facility, the project applicant shall submit a radio frequency (RFR) filed measurement study which verified compliance with FCC emission standards to the planning director. The study shall be accompanied by a report written to be easily understood by a lay person which describes compliance with these standards as required by Section 26- 685.991(d) of the West Covina Municipal Code. d) Comply with all requirements of the "Open-Space" (0-S) Zone and all other applicable standards of the West Covina Municipal Code. e) The top of the light pole shall be a maximum of 61 feet. ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)\CUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28, 2015 - Page 6 0 The antennas shall be located inside the radome only. Any proposed change to the approved plan must first be reviewed by the Planning and Public Works Departments and shall require the written authorization of the Planning Director prior to implementation. h) The approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. i) The equipment will have signage placed on it to warn others from tampering with the equipment. j) Prior to the issuance of building permits, obtain approval from the Planning Department for all ground mounted mechanical equipment, not shown on the approved plans, and demonstrate that the equipment will not be exposed to view from all sides. k) A Landscaping and Irrigation plan showing proposed and existing shall be approved prior to the issuance of building permits that shall indicate plant material to be installed or replaced around the lease area and the area the structure housing equipment. 1) The area surrounding the equipment structure shall be landscaped with clinging vines to screen enclosure walls. m) The telecommunication facility shall not be operational until final approval of the installation is given by the Planning Department. n) The enclosure shall be constructed to match the existing accessory structures at Wahnerado Park. The material, colors and designs shall be reviewed and approved by the Planning Department. o) All utilities shall be placed underground. p) The owner/operator of the wireless facility shall remove the facility and all associated equipment and restore the property to its original condition within ninety (90) days after the abandonment, expiration or termination of the conditional use permit if a term limit is not specified in the lease agreement between the City and the applicant. q) The owner or operator of the facility shall submit and maintain current contact information at all times. The applicant shall notify the City of any changes to the information submitted within 30 days of any change, including change of Z:1Case Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)1CUP RESQl.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28, 2015 - Page 7 the name or legal status of the owner or operator. This information shall include the following: 1. Identity, including name, address, and telephone number, and legal status of the owner of the facility including official identification numbers and FCC certification, and if different from the owner, the identity and legal status of the person or entity responsible for operating the facility. 2. Name, address and telephone number of a local contact person for emergencies. 3. Identifications signs, including emergency phone numbers of the utility provider, shall be posted at communication facility sites. r) All communication facilities and related equipment, including lighting, fences, shields, cabinets, and poles shall be maintained in good repair, free from trash, debris, litter, graffiti, and other forms of vandalism, and any damage from any cause shall be repaired as soon as reasonably possible so as to minimize occurrences of dangerous conditions or visual blight. Graffiti shall be removed by the service provider from any facility or equipment as soon as possible, and in no instances more than 24 hours from the time of notification by the City. s) The wireless facility shall be maintained in appearance, replacement of worn, faded or deteriorated portions of the wireless facility shall be replaced or repaired so that the facility appears as the project was approved. t) All wireless telecommunications facilities shall be installed and maintained in compliance with the requirements of the following: 1. All antennas shall be permanently and properly grounded for protection against a direct strike of lightning, with an adequate ground wire as specified by the electrical code. 2. All electrical wires (excluding those wires covered in co-axial cables) connected from the electrical cabinets to the antennas or antenna support structure shall be protected in conduit, which shall be tmdergrounded or fixed to the ground and/or building. 3. All wireless telecommunication facilities shall comply at all times with all FCC regulations rules and standards. ZACase FilesCUP12014114-16 625 E. Merced (Wireless facility at Wahnerado ParIc)\CUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28, 2015 Page 8 u) Fire Department Requirements 1. If any portion of the new enclosure or antenna base is located more than 150 feet from fire department access at the curb of Merced Avenue, a 25- foot wide fire department access road shall be provided. 2. A separate permit shall be obtained from the fire department for the generator and associated 55-gallon fuel tank inside the equipment enclosure. 3. A Knox key box shall be installed just outside of the gate to the enclosure. The Knox box shall contain a key or combination to the gate lock, so as to allow for emergency responder access. 4. The property address, as well as Verizon and owner emergency contact information shall be permanently posted just outside the enclosure. The Verizon or servicing company account number shall also be provided. 5. A hazmat placard shall be affixed to the wall or fence surrounding the lease area. This shall identify potential emission, battery-related and other potential hazards at the site. 6. One portable, dry chemical fire extinguisher of a minimum 3A4OBC rating shall be mounted just inside the enclosure containing the generator equipment. 7. At least one public or private fire hydrant shall be accessible and located not more than 250 feet from the southern property line. 8. Additional fire department requirements may be set upon future review of plan modifications and/or construction revisions at the site. v) Engineering Division Requirements 1. All existing park improvements including but not limited to concrete driveway approaches, concrete walkways, concrete curbs, landscaping, irrigation system, and fencing shall be protected in place. Any damage to the existing park improvement shall be repair/replaced. 2. Prior to issuance of Building Permit, easement documents must be submitted and approved by the Public Works Director/City Engineer Z: I Case Files\ CUP12014114-16 625 E. Merced (Wireless facility at Wahnerado Park)\CUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28, 2015 - Page 9 3. Verification that the sports field lighting levels will be returned their currents levels or better. 4. Submit pole manufactures specifications for approval 5. Submit foundation design for the new pole with details and calculations signed and stamped by engineer. 6. Submit soils report. w) Building Division Requirements: 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. Building design shall comply with the 2013 California Building Code (CBC) 3. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 4. All new on-site utility service lines shall be placed underground. All relocated on-site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. WCMC 23-273. 5. Submit complete construction plans to Building Division for review and building permits. Z:\Case Files\CUP12014114-16 625 E. Merced (Wireless facility at Wahnerado Park)\CUP RES0_1.doc Planning Commission Resolution No. Conditional Use Permit No. 14-16 July 28, 2015 - Page 10 I, HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 28 th day of July 2015, by the following votes: AYES: NOES: ABSTAIN: ABSENT: DATE: July 28, 2015 EXPIRATION DATE: July 28, 2016, if not used. Paul Blackburn, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)1CUP RESO J.doe ATTACHMENT 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING VARIANCE NO. 15-06 VARIANCE NO. 15-06 CATEGORICAL EXEMPTION APPLICANT: Reliant Land Service for Verizon (Maryann Neward) LOCATION: 625 E. Merced Avenue (Walmerado Park) WHEREAS, there was filed with this Commission a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a variance to: Deviate from the Municipal Code requirement requiring one-half mile separation between wireless facilities. Assessor's Parcel No. 8488-017-902 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28 1 day of July, 2015, conduct a duly advertised public hearing as prescribed by law; and WHEREAS, a conditional use permit (No. 14-16) for a wireless telecommunications facility has been submitted with the project; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting a variance from development standards that require antenna support structures to be separated by a minimum of one-half mile. 2. The applicant is requesting the approval of a conditional use permit to allow the installation of 61-foot tall wireless telecommunications facility designed as a light pole. 3. Appropriate findings for approval of a variance are as follows: Z:\Case Files\CUP1201411446 625 E. Merced (Wireless facility at Walmerado Park)Wariance Reso.doc Planning Commission Resolution No. Variance No. 15-06 July 28, 2015 - Page 2 a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. c. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which property is located. d. That the granting of such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 4. Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 3, New Construction or Conversion of Small Structures) in that it consists of the installation of a wireless telecommunications facility. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The subject site (Walmerado Park) is a 5.57-acre park surrounded by residential uses. The area does not offer opportunities for wireless telecommunications facilities to locate within the vicinity to provide service to its customers. The West Covina Municipal Code allows wireless telecommunication facilities located in residential zones that are developed with permitted nonresidential uses. The area where the gap in service has been identified is within a residential area that offers limited opportunities for the construction of new wireless facility. The park can accommodate an additional wireless facility while exceeding the required distance of 100 feet separation from single-family residential units. The West Covina Municipal Code does not allow wireless facility on properties developed with houses. Therefore, parks and schools provide an opportunity for wireless telecommunication to be installed to serve the residential areas adequately. b. The variance is necessary to provide adequate service for consumers and to minimize the risk of inadequate service during an emergency. The proposed wireless facility will provide additional cellular phone signal service to current and future users in the vicinity. c. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The proposed wireless facility is designed as a light pole for the baseball field that will limit the visual impacts and integrate with the surrounding Z:\Case Files ICUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)\Variance Reso.doc Planning Commission Resolution No. Variance No. 15-06 July 28, 2015 - Page 3 visual landscape at the park. The facility will be approximately 143 feet away from the nearest residential use. The proposed wireless facility and associated equipment cabinets, generator, remote radio units and raycap surge protectors will not create odors or have noise and circulation impacts on park users or the surrounding single- family residential uses. d. The granting of this variance will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safety element, protection to life, property and natural resources from Fire and Flood" The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, this Variance No. 15-06 is approved. 3. That the variance shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this variance as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of a variance is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on July 28, 2015. b) Comply with all requirements of the "Open Space" (0-P) Zone and all other applicable standards of the West Covina Municipal Code. c) Any proposed change to the approved plans must first be reviewed by the Planning and Public Works Departments and shall require the written authorization of the Planning Director prior to implementation. d) The top of the proposed wireless facility/monopine shall be a maximum of 61 feet. e) The wireless facility shall allow, if feasible, for the collocation of additional wireless carriers, per West Covina Municipal Code standards. ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walmerado Park)Wariance Reso.doc Planning Commission Resolution No. Variance No. 15-06 July 28, 2015 - Page 4 I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 28th th day of July, 2015, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: July 28, 2015 EXPIRATION DATE: July 28, 2016, if not used Paul Blackburn, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\CUP12014114-16 625 E. Merced (Wireless facility at Walrnerado Park)Wariance Reso.doc core Authorized Agent for Verizon Wireless ATTACHMENT 3 Setting the new standard Core Development Services 2749 Saturn Street Brea, CA 92821 Main: )714)729 8404 714)333 4441 web A WW core.us cern Project Justification and Co-location Study Application for a Conditional Use Permit City of West Covina Verizon Wireless is requesting approval of a Conditional Use Permit for the construction and operation of an unmanned wireless telecommunications facility (cell site), and presents the following project information for your consideration. Project Location- Verizon Wireless "Prima" Address: 625 E Merced, West Covina, CA 91790 (Walmerado Park) APN: 8488-017-902 Zoning: OS (Open Space) Project Representative Tiffany Chen, Zoning Manager Core Development Services (on behalf of Verizon Wireless) 2749 Saturn Street Brea, CA 92821 (714) 319-7837 Project Description & Narrative The proposed installation is a 61'-tall ball field light wireless telecommunications facility (to replace an existing ball field light). The facility will include six (6) panel antennas, one (1) microwave dish, (4) fiber demarcation boxes, (3) equipment cabinets, (2) battery cabinets, (1) standby generator, and (2) GPS antenna. The equipment enclosure (about 437 square feet) will match the existing equipment enclosure on-site. The property is city-owned Walmerado Park. It is currently the site of an existing flag pole wireless facility. The proposed ball field light facility will be unmanned, though a technician will visit the facility about once a month for maintenance purposes. The project will not alter the current operation of the property as a public park. The facility will not affect any existing pedestrian or vehicular traffic patterns. Justification Study There are several reasons why a wireless carrier requires the installation of a cell site within a specified area to close a "significant gap coverage:" • The radio signal must be of sufficient strength to achieve consistent, sustainable, and reliable service to customers at a level sufficient for outdoor, in-vehicle and in-building penetration with good voice quality (threshold, -75 db). • When other nearby sites become overloaded and more enhanced voice and data services are used (4G, etc) signal contracts and a gap is created. With heavy use it is intensified due to the unique properties of digital radio transmissions. W7iltrIlAll A er Wo15.1,, WEST COVINA Om* TAPINT4I Center - GIAtt•N 01 ihet&l7 C....num: Cc leanScoritulentaTUiTommuserpeo Plata West ' Coat. Cot 43.4 ,r4e \14,. South lulu Shopping Staff - VAL IN 0* FrAMIVIIUNO Ave MAPkgrafte sy ) noncluquto Ave ssON.14 E Cortex St E Stumm Mr WALNUT LLEV E Merced Ave E Vre are Kuktuon Perk Towne Genie, core In this specific case, this location was selected because Verizon's radio-frequency (RE) engineers have identified a significant deficiency in capacity. The proposed facility will also improve the coverage in the surrounding residential areas. The attached RF propagation maps illustrate the coverage area as it exists, the coverage area with the proposed facility functional and the proposed facility by itself. Green indicates optimal signal strength and red indicates weak signal strength. Search Ring Alternative Site Locations Page 2 core The above maps show the issued search ring for this site and the locations of alternative sites considered along with the chosen location. Vons, an existing monopine, and Community Presbyterian Church were considered along with Walmerado Park. Vons was eliminated as a candidate because it was outside the ring and also because there was no feasible location for a new wireless facility. The existing monopine was eliminated because it is currently hosting 4 carriers and there is no space to add another carrier. Additionally, the facility would also likely cease to resemble a pine tree. Community Presbyterian Church was eliminated because it has limited available ground space for a new facility. Please see the attached RF propagation maps for an illustration of the coverage area before and after the proposed facility is installed. The proposed ball field light facility utilizes an existing vertical utility and thus be dual use. The antennas are flush mounted to the pole, limiting visual clutter. Co-location Study Considering existing wireless facilities as possible candidates is part of the site acquisition process. The closest existing wireless facility is the flag pole facility that is located at the park. Unfortunately, the design of flag pole facilities is generally not co-locatable because it does not allow enough space for the equipment required and would no longer resemble a flag pole. As mentioned in the alternative sites analysis, the existing monopine was also not a feasible option because it does not have enough space and would not meet the RF objectives for this site. Existing Mono pine Existing Flag Pale Facility Respectfully submitted, Tiffany Chen Authorized Agent for Verizon Wireless Page 3 ATTACHMENT 4 January 5, 2015 Amy Davis Planning Assistant Subject: Conditional Use Permit No. 14-16 Dear Ms. Davis, 1. A variance is required to locate less than one-half mile from any other freestanding wireless telecommunications facility. Please find the application for a variance included. 2. Indicate the locations of the existing and proposed wireless facilities on the site plan. See revised set of plans. A-1 and A-2. 3. Indicate the distance between the existing and proposed wireless facilities on the site plan. See revised set of plans. A-2 4. Maximum height for a freestanding wireless facility is 60-ft. See findings in Exhibit A for findings. 5. Provide information about why the proposed wireless facility is design at 61-ft. in height. When locating on a light standard, antennas need to be placed above the field lights to avoid interference with the functioning light. If antennas were placed below the lights it would interfere with the light emitted from the field lights. An additional one foot above the height limit is needed to allow space for the antennas above the functioning light standard. The freestanding wireless telecommunications facility is designed with only antennas (6) stacked antennas on a ball field light standard. Height is needed in order to provide service to the network with the least intrusive design. The stacked antennas are at a rad center of 47-feet and 57-ft. which are proposed above the stadium lights rather than using a full array with 12 antennas. The stacked antennas need to have a minimum of a 2 foot separation between the antennas located at the 57-ft. rad center and the antennas located at the 47-ft. rad center. This separation is needed to avoid interference with their own antennas and allow space to plug in lines to the bottom of the antennas. The antennas also need to have a 3-ft. separation between the bottom of the lower antennas and the lights due to interference with the antenna signal. 6. Relocate the proposed equipment cabinet in a subterranean vaults to lessen the visual impact on the subject City-owned park. The proposed equipment is designed within a Concreate Masonry Unit (CMU) wall to match 1-Mobile's existing enclosure. 7. If applicable, provide documentation that demonstrates that locating the proposed equipment cabinet in a subterranean vault is cost-prohibitive. Vaults are not only cost—prohibitive but they also leak especially during heavy rainfall. 8. If proposed equipment cabinet cannot be located in a subterranean vault, design the equipment shelter as a building that fits into the context of the subject city-owned park. The proposed equipment enclosure is design to match the existing T-Mobile enclosure. 9. Provide information about why the proposed equipment shelter was designed at 437.32 square feet. Each site has different equipment requirements based on the needs of the particular needed area. Verizon has recently revised their standard equipment to allow for less lease space. We have reduced the lease area to be as small as possible, utilizing the feast amount of space to match T-Mobile's existing CMU wall enclosure. The new proposed equipment area is 215.33 square feet. 10. Provide information about the feasibility of co-locating the proposed antennas on the existing freestanding wireless facility. The proposed stadium light with 6 antennas is the least intrusive design and therefore cannot hold other antennas due to space constraints. The stacked antennas utilizes the top 21 feet of the stadium light and there would be no additional room for additional antennas beyond the proposed (6) antennas. Another carrier would likely be able to go above another light standard just as Verizon is proposing. 11. Provide information about the feasibility of co-locating the proposed antennas on the existing freestanding wireless facility (flagpole). The flag pole does not have space for the proposed (6) antennas needed to provide service. Verizon needs the height and 18-feet of space to provide room for their antennas and additional separation between the carrier antennas so that they do not interfere with each providers signal. If Verizon went below existing antennas within the flag pole it would not be at the needed height to provide service to the network. When carriers design within these stealthed radomes, they need to allow for stacking antennas which doesn't leave room for other carrier antennas. 12. Clarify whether the proposed antennas can be wrapped so that they are screened to the greatest extent possible. The antennas are now stealthed behind screening of radome extended above the light standard. Ventilation is needed for air circulation because the antennas overheat if there is no air circulation and proposed as part of the stealthing_ 13. Provide certified letter from Musco, guaranteeing the lighting level is balanced, not diminished, and meets the safety standards. Musco has reviewed the plans and confirmed that these are not Musco field lights so they are not able to certify the lights. However, they stated that tey were working on a "City wide upgrade" for several parks but they can't determine if the city will proceed with the updrage. If the city does proceed with Musco on this "City wide upgrade" project, Mucso can provide certification. 14. Clarify why the telco box is located on the exterior of the equipment shelter. We are reducing the size of the enclosure and including the telco box within the enclosed CMU. The telco box is no longer proposed outside the enclosure. Exhibit A Deviation from Development Standards. 1, None of the permitted locations or height restrictions for free-standing wireless facilities provide for an obstruction-free reception window of said antennas as per blockage by the primary on-site structure or off-site buildings and trees of abutting properties. Verizon cannot collocate within the existing Flag pole because there is not enough space for Verizon antennas. In order to collocate at the flag pole Verizon would have to go below T-Mobile's antennas. Verizon antennas below 1-Mobile antennas would experience interference with the surrounding trees due to the height and would not be able to provide coverage to the surrounding area because the antennas are too low. 2. Existing natural geographic conditions preclude an obstruction-free reception window. Relief for a facility within (1/4) mile allows for Verizon to propose least intrusive design on an existing and functioning light standard. The park would not have to give up space for a new pole which would take up park space. T-Mobile does not have the space for Verizon antennas. 3. The relief from the development standards results in a more appropriate design which minimizes the visual impact of the facility. Verizon is proposing antennas to be placed on an existing working light standard. This light standard is currently used for the ball field and would continue to be used for the ball field after antennas are installed. The antennas are stealthed and would not be seen by surrounding neighbors. 4. In order to accommodate the establishment of a collocated facility, the antenna height of the facility must be increased. Verizon is reducing the amount of antennas in order to be concealed on the existing light standard. Increased height is necessary for antennas to fit within the radome. Verizon needs separation between antennas so the antennas don't interfere with each other and allow for cables to plug into the antennas. S. The visual impacts of locating free-standing wireless facilities closer than one-quarter (1/4) mile to one another negligible because the facility is designed to architecturally integrate with the surrounding environment. Verizon is proposing to conceal antennas on an existing light standard which will architecturally integrate with the surrounding environment and will also continue to function and be used by the park. Verizon antennas cannot collocate within T-Mobile's existing flag pole because there is not enough room for Verizon antennas and placing antennas below 1-Mobile would not provide coverage because they would be too low. West Covina, CA Code of Ordinances Page 1 of 1 Sec. 26-685.990. - Deviation from certain development and design standards. Deviation from the height requirements and minimum distance between free-standing wireless facilities by not more than twenty (20) percent may be granted by the planning director or planning commission if one (1) or more of the following findings is made based on evidence submitted by the applicant: (1) None of the permitted locations or height restrictions for free-standing wireless facilities provide for an obstruction-free reception window of said antenna as per blockage by the primary on-site structure or off-site buildings and trees of abutting properties; and/or (2) Existing natural geographic conditions preclude an obstruction-free reception window. (3) The relief from the development standards results in a more appropriate design which minimizes the visual impact of the facility. (4) In order to accommodate the establishment of a co-located facility, the antenna height of the facility must be increased. (5) The visual impacts of locating free-standing wireless facilities closer than one-quarter (Y4 mile to one another is negligible because the facility is designed to architecturally integrate with the surrounding environment. (Ord. No. 1991, ,§§ 1, 2(Arnd. 275, Exh. A), 4-1-97; Ord. No. 2214, § 3(Exh. A), 2-1-11) about:blank 1/2/2015 .i....iX151-0,10, 4- plzortSr0 611rEs — islogill ATTACHMENT 5 Ex (5-ri CP P94) posED si TRS - EAST • Park SOUTH HILLS Garicrwsge Cir WINFIESS s.141° sikeAve Mt San 01E10 4VEget, nCollthnoge"' MMOUNT A V4.4/4 COLLEGE 11! °AILS saclow Oak rah. C111 MEADOW PkSS ROAD SaggeCtil 'Al ___. Latilowerest Puent* ' W(113 Ut Suzanne , ' 4a, Iley .41,tiNA P ?igrits ( ‘t, Nelson #1,111111 adlet ••••••.' . , .Z 4A CALIFORNIA AVENUE '(11, Dawley Perk Dr ilk:Trove uth S ax SI HacieAltgran'ld Heigfits A ci§2 pP RD ex "telupdiA PCS RD MC RPM fl kballtenam .ro Ampielml *wit ;Pr 4.alatine WALHERAPlicARE Prima 14:10ER \cm PATHFINDER Le. el( 15-ri 14 4- 1712451705F-10 si-Ms 5-00-17{ d t s E Valioy Blvd me, PIFIRM7 czg, A c Fo E ALAMEDA Coamot or *ccillikDu lin jn ;EH Ltita...ta Ct.; Ex15-r046, rpopos74, srms igtIsAnr/ 0 AVOCV 0 Heights Nalion 41. t c., . DonI Julian malt& of Fluiavista iok Rase Hies Memorial Park a HaciejtioN fibuflon AGENDA ITEM NO. 5. DATE: .11.y.11.2.015. PLANNING DEPARTMENT STAFF REPORT CONDITIONAL USE PERMIT NO. 15-16 PLANNING DIRECTORS MODIFICATION NO. 15-02 CATEGORICAL EXEMPTION APPLICANT: Emmanuel Jose - Opportunities for Learning LOCATION: 711 N. Azusa Avenue I. DESCRIPTION OF APPLICATION The applicant is requesting approval of a conditional use permit to allow the operation of a 5,750-square foot secondary school (Opportunities for Learning) within an existing single-tenant retail building. The applicant is also requesting the approval to remodel the exterior of the building located at the northwest corner of North Azusa Avenue and Puente Avenue. The applicant is proposing to complete architectural modifications to the facade as well as various improvements to the parking area. Staff is recommending approval of the conditional use permit and planning director's modification. Conditional Use Permit No. 15-16, & Planning Directors Modification No. 15-02 711 N. Azusa Avenue July 28, 2015 - Page 2 II. BACKGROUND The subject property is approximately 18,770 square feet in area and is located on the Northwest of Azusa Avenue and Puente Avenue. Er EN1 ascRifTKO AJMi\G , AN D VLAN "Neighborhood Commercial" (N-C) and "Service and Neighborhood Commercial" (SNC) UNDING LAND, IIST.S AND ZONING C URREN T Olt VEIJOPMEN l North: "Multiple-Family Residential" (MF-45); Apartment Buildings South: "Neighborhood Commercial" (N-C); Food4Less Commercial Center East: "Neighborhood Commercial" (N-C); CVS Pharmacy West: "Multiple-Family Residential" (MF-45); Apartment Buildings The site is developed with 5,750-square foot vacant single- tenant retail building formerly occupied by Blockbuster Video Store. LEGAL NOTICE , Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police Department, and was mailed to 72 owners and occupants of properties located within 300 feet of the subject site. III. HISTORY The Planning Commission approved Precise Plan No. 823 on July 19, 1989 allowing the construction of a single-tenant retail building. The building has been vacant since December of 2013, when Blockbuster Video ceased operation. IV. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting approval of a conditional use permit to allow the operation of a 5,750-square foot secondary school (Opportunities for Learning Public Charter Schools) within a single tenant commercial building. The subject property is located along the northwesterly corner of Azusa Avenue and Puente Avenue and is accessible from both streets. Opportunities for Learning currently operates in the San Bernardino, Los Angeles and Sacramento Counties, (See Website at http://www.emsofl.com ). The Municipal Code allows school uses with the approval of a conditional use permit. The applicant is requesting approval to operate a secondary school for students in grades 7-12. Students can choose an educational plan including, earning course credits in order to transfer to a traditional high school, and or receive a California high school diploma. Opportunities for Learning is also a fully accredited publicly funded California State Charter School as well as accredited by the Western Association of Schools and Colleges. ZACase Files\CUP12015115-16 711 N. Azusa Avenue OFL Secondary SchoolISTAFF REPORT.doc Conditional Use Permit No. 15-16, & Planning Directors Modification No. 15-02 711 N. Azusa Avenue July 28, 2015- Page 3 The applicant has indicated that the school will be open five days per week. Instructional hours will be Monday through Friday 8:00 a.m. to 5:00 p.m. The facility operates on Saturdays four times a year for SAT and CASHEE preparatory testing from 9:00 a.m. to 12:00 p.m. The interior of the tenant space would include a reception/business area, four instruction rooms, three offices, a conference room, a storage room, a kitchen, three restrooms, and an Information Technology room. Opportunities for Learning consists of an instructional team including a maximum of six instructors, two support staff members, and a maximum of 20 students a day. Students will travel to the center two times a week to receive instruction for one and a half hours. Each teacher instructs a maximum of five students per session and may attend small group instruction classes, including: taking tests, meeting with college advisors, and if needed students will receive additional instruction from a tutor. Students are required to do daily independent course work/study for four to six hours. The applicant estimates that the majority of students will utilize public transportation and/or be dropped off by a parent/guardian to the facility. The types of programs include: • English (American Literature, Contemporary Composition) • Mathematics (Pre-Algebra, Algebra, Geometry, Business Math) • Social Science (World and, U.S. History, Government, Economics) • Science (Earth, Biology, Chemistry, and Physics) • Visual Performing Arts (Art History, Basic Drawing, Film Analysis) • Health and Physical Education (Health, Physical Education I, II, III, IV) • Language Arts (Language Arts) • Family Consumer Service (Independent Living, Parenting and Child Development) • Career and College Skills (Independent Living, Parenting and Child Development, and Food and Nutrition) • Electives (Basic Study Skills, Poetry, Sports, Art and Mythology) The learning center is designed to provide a program of educating, reintegrating and graduating students. The applicant has stated that the programs are taught by teachers who have academic background or certification of the subjects taught. Students are evaluated before, during, and after their specific program to ensure each students success. Parking The subject tenant space was previously occupied by a video store that required seven parking spaces, based on the size of the tenant space and the retail use. The Zoning Code requires one space per employee and one space per ten students for high school. The applicant has proposed a maximum of 8 staff and 20 students per session. Therefore, the school will require 10 parking spaces. The site provides 22 parking spaces. The required amount of parking per the West Covina Municipal Code is 10 parking spaces; therefore, the site provides a parking surplus of 12 spaces. ZACase Files\CUP12015115-16 711 N. Azusa Avenue OFL Secondary SchoolISTAFF REPORT.doc Conditional Use Permit No. 15-16, & Planning Directors Modification No. 15-02 711 N. Azusa Avenue July 28, 2015 - Page 4 The applicant has noted that parking is rarely a concern in the operation of a secondary school due to parents dropping off their children, the wide use of public transportation by the students and the age of the children attending the school. Based on the number of students and employees proposed for the school it is anticipated that the parking demand will not exceed the amount of parking available. In order to address potential parking problems, staff has included a number of conditions in the resolution such as the maximum number of students allowed at the school at one time and the maximum number of employees allowed at the school at one time. Staff believes that the addition of the proposed school will be a beneficial and complimentary service to the surrounding area. PLANNING DIRECTORS MODIFICATION The site is comprised of a single tenant building. The applicant is proposing to modify the facade of the building to update the architecture. The applicant is also proposing to repaint the building storefront. The facade changes will include adding mono chromatic colors, and alternative materials to offset facade features with columns at the center being the most prominent. The building architecture is proposed to remain contemporary in style with darker colors along the base of the building. The design also includes marble tile at the base of the columns at the entry. A black fabric awning is proposed above the entry to the building. The exterior of the buildings will include a mixture of earth tone colored smooth stucco cement plaster that is painted in a variety of colors including "Moderate White", "Softer Tan", "Adaptive Shade", and "Porpoise". In summary, the revised facade will add color and detail as well as modernize the front elevations of the building and create visual interest at the pedestrian level. Although the proposal represents an upgrade to the existing building, it will not result in substantial architectural modifications. Other Improvements Staff is supportive of the facade changes and the proposal to upgrade the parking lot and landscaping consistent with other recently, remodeled buildings. Conditions have been included which require upgrading landscaping, trash enclosures, repairing of broken parking lot pavement, and re-striping and slurry seal of the parking lot. V. ENVIRONMENTAL DETERMINATION Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt (Class 1, Existing Facilities) in that it consists of minor alterations of the existing structure in order to operate the requested use. Z:\Case Files\CUP12015\15-16 711 N. Azusa Avenue OFL Secondary School\ STAFF REPORT.doc Conditional Use Permit No. 15-16, & Planning Directors Modification No. 15-02 711 N. Azusa Avenue July 28, 2015 - Page 5 VL REQUIRED FINDINGS Findings for a conditional use permit Findings necessary for the approval of a conditional use permit are as follows a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well-being of the neighborhood or community. The proposed lean-ling center will contribute to the community by providing a facility to promote educational enrichment to school students. The subject site is located conveniently close to residential neighborhoods which provide a source of clients for the proposed business. The proposed modifications will be interior tenant improvements only with minor alterations to the existing exterior structure. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed use will not result in the expansion of the existing building and will utilize an existing single tenant space. With appropriate conditions of approval, the proposed learning center will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners. Furthermore, the site will remain primarily unchanged from its present condition. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. The existing building and site is adequate in size and design to accommodate the proposed educational use. Sufficient parking exists on the site to accommodate the school use. d. That the site abuts streets and highways adequate in width and improvements to carry tragic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. The proposed project will not generate a substantial amount of vehicular traffic nor alter present circulation patterns. The subject site's abutting streets are adequate in width and improvements to accommodate the proposed use. The existing street patterns will not necessitate channeling traffic generated by the proposed use through residential areas. ZACase Files\COP12015115-16 711 N. Azusa Avenue OFL Secondary SchoolISTAFF REPORT.doc Conditional Use Permit No. 15-16, & Planning Directors Modification No. 15-02 711 N. Azusa Avenue July 28, 2015 - Page 6 e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the conditional use permit to allow the operation of a secondary school use will not adversely affect the West Covina General Plan, since the proposed use does not conflict with the site's land use designations of "Neighborhood Commercial." VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Conditional Use Permit No. 15-16, and approve Planning Directors Modification No. 15- 02 with the following conditions: a. Comply with plans reviewed by the Planning Commission on July 28, 2015. b. Comply with all applicable sections of the West Covina Municipal Code, d. Comply with all requirements of the "Neighborhood Commercial" (N-C) Zone. e. The existing landscaping shall be upgraded prior to final inspection or certificate of occupancy. Landscaping areas are to be kept free of litter and diseased or dead plants. Diseased, dead, damaged, and/or disfigured plants shall be replaced as deemed necessary by the Planning Director. All installation of landscaping and irrigation shall be complete prior to issuance of a building permit final. Landscape improvements shall include the following: • Bark mulch shall be installed to a depth of 3 inches in all planter areas where dirt is showing for aesthetics and to decrease evaporation. • All weeds and dead plant materials shall be removed and plants shall be installed of a species included in the landscape planter. • New plant materials shall be installed in all locations where plants have been removed and not replaced. • Vines, shrubs or trees shall be installed along the west and north property lines to deter graffiti. f. The applicant is advised that to comply with the National Pollutant Discharge Elimination System (NPDES) by providing a solid cover on all trash enclosures. Covers on trash enclosures require building permits. g. All mechanical equipment not shown on the approved Study Plan shall be screened from all views in a manner that is architecturally compatible with the buildings on which they are mounted. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director ZACase Files1CUP12015115-16 711 N. Azusa Avenue OFL Secondary School\STAFF REPORT.doc Conditional Use Permit No. 15-16, & Planning Directors Modification No. 15-02 711 N. Azusa Avenue July 28, 2015 - Page 7 for review and approval prior to the issuance of building permits pursuant to Municipal Code Section 26-568 h. If any changes to the light standards or light levels are proposed, a parking lot lighting plan showing electrolier types and locations, average illumination levels, points of illumination and photometric data in conformance with the Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the City Engineer. i. During construction, the delivery of materials and equipment, outdoor operations of equipment and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. k. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. 1. The operation of the facility shall comply with the West Covina Noise Ordinance. m. Any new gutters and downspouts shall not project from the vertical surface of the building pursuant to section 26-568 (a) (3). n. The Planning Director prior to the issuance of building permits must approve the location of new electrical transformers, vaults, antennas, mechanical, and all other equipment not indicated on the approved plans. Provide construction details prior to the issuance of a building permit. o. All new on-site utility service lines shall be placed underground. P. This approval does not include the approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. q. The entire building shall be painted consistent with the proposal. r. Awnings shall be kept clean and well maintained. Worn or damaged awnings shall be replaced. s. This permit is valid for twelve months from the date of approval. If the work is not completed within this period the approval will expire. ZACase Files\CUP12015115-16 711 N. Azusa Avenue OFL Secondary SchoolISTAFF REPORT.doc Conditional Use Permit No. 15-16, & Planning Directors Modification No. 15-02 711 N. Azusa Avenue July 28, 2015 - Page 8 PREPARED BY: Grace Acosta Planning Assistant REVIEWED AND APPROVED: Jeff An AICP Planning Director Attachments Attachment 1 — Conditional Use Permit No. 15-16 Resolution Attachment 2 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\CUP12015115-16 711 N. Azusa Avenue OFL Secondary School\STAFF REPORT.doc ATTACHMENT 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO 15-16 CONDITIONAL USE PERMIT NO 15-16 CATEGORICAL EXEMPTION APPLICANT: Emmanuel Jose — Opportunities for Learning LOCATION: 711 N. Azusa Avenue WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a conditional use permit to: Allow the operation of a school within an existing 5,750-square foot retail building on certain property described as follows: Assessor Parcel No. 8442-008-014 as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28 th day of July, 2015, conduct a duly advertised public hearing as prescribed by law to consider said application; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting approval of a conditional use permit to allow the operation of a secondary school within a 5,750-square foot retail building. 2. The proposed school will accommodate 8 employees with a maximum of 20 students and will be open for instruction Monday through Friday 8:00 a.m. to 5:00 p.m. and 4 times a year on Saturday 9:00 a.m. to 12:00 p.m. for preparatory testing. Z:\Case F1les\CUP120151 15-16 711 N. Azusa Avenue ()FL Secondary Sehoolaeso.doe Planning Commission Resolution No. Conditional Use Permit No. 15-16 July 28, 2015 - Page 2 3. Findings necessary for approval of a conditional use permit are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. 4. Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt (Class 1, Existing Facilities) in that it consists of minor alterations of the existing structure in order to operate the requested use. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of West Covina as follows: 1. On the basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings for approval of a conditional use permit: a. The proposed learning center will contribute to the community by providing a facility to promote educational enrichment to school students. The subject site is located conveniently close to residential neighborhoods which provide a source of clients for the proposed business. The proposed modifications will be interior tenant improvements only with no alteration to the existing exterior structure. b. The proposed use will not result in the expansion of the existing building and will utilize an existing tenant space. With appropriate conditions of approval, the proposed learning center will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners. Furthermore, the site will remain primarily unchanged from its present condition. Files\CUP\20I5 115-16 711 N. Azusa Avenue OFL Secondary SehoollReso.doe Planning Commission Resolution No. Conditional Use Permit No. 15-16 July 28, 2015 - Page 3 c. The existing site is adequate in design to accommodate the proposed project. Sufficient parking exists on the site to accommodate the school use spaces. d. The proposed project will not generate a substantial amount of vehicular traffic nor alter present circulation patterns. The subject site's abutting streets are adequate in width and improvements to accommodate the proposed use. The existing street patterns will not necessitate channeling traffic generated by the proposed use through residential areas. e. The granting of the conditional use permit to allow the operation of a secondary school and will not adversely affect the West Covina General Plan, since the proposed use does not conflict with the site's land use designation of "Neighborhood Commercial." 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Conditional Use Permit No. 15-16 is approved subject to the provisions of the West Covina Municipal Code provided that the physical development of the herein described property shall conform to said conditional use permit and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director before the use or occupancy of the property is commenced and before a certificate of occupancy is issued, and the violation of any of which shall be grounds for revocation of said conditional use permit by the Planning Commission or City Council. 3. The conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorney's fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the conditional use permit is subject to the following conditions: a. Comply with the plans reviewed by the Planning Commission on July 28,2015. b. Comply with all requirements of the West Covina Municipal Code. c. The conditional use permit may be revoked, amended or suspended by the Planning Commission under the provisions of Section 26-253 of the West Covina Municipal Code. ZACase Files\CUP12015115-16 711 N. Azusa Avenue OFL Secondary SchoollReso.doc Planning Commission Resolution No Conditional Use Permit No. 15-16 July 28, 2015 - Page 4 d. The proposed business shall not constitute a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. e. The maximum number of students permitted to occupy the facility at any one time is 20. f. The maximum number of employees permitted to occupy the facility at one time is 8. g. The hours of instruction shall be limited to Monday through Friday 8:00 a.m. to 5:00 p.m. and 4 times a year on Saturday 9:00 a.m. to 12:00 p.m. for preparatory testing. h. The size of the school shall be limited to 5,750 square feet. In the event that the availability of parking is negatively impacted, the Planning Commission shall review the conditional use permit for the use and may, at tits discretion, modify or impose new conditions or suspend or revoke the conditional use permit pursuant to Section 26-253 of West Covina Municipal Code. The Zoning Code gives provisions for up to three one-year extensions to keep entitlements active. Therefore, prior to July 28,2015, (if building permits have not been obtained) you are urged to tile a letter with the department requesting a one- year extension of time. The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement. k. The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure washed as needed to maintain the site in a clean and orderly manner. 1. The applicant shall comply with maximum occupancy (total number of persons allowed to occupy the facility) requirements, pursuant to applicable Fire and Building Codes. m. This approval does not include approval of signs; a separate sign permit shall be obtained prior to the installation of any signs. n. The proposed business shall not provide day care services. o. Planning Department approval is required prior to any site or architectural changes or any expansion of the operations. p. Building Division Requirements: ZACase Files\CUP\2015115-16 711 N. Azusa Avenue OFL Secondary SchoollReso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-16 July 28, 2015- Page 5 1. Obtain all required approvals and permits from the Building Division. Fire Department Requirements: 1. Contact the Fire Department for specific requirements. I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a special meeting held on the 28 th day of July, 2015, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: July 28, 2015 EXPIRATION DATE: July 28, 2016 If not used Paul Blackburn, Chairperson Planning Commission Jeff Anderson, Secretary Planning Commission ZACase Files\CUP\2015\15-16 711 N. Azusa Avenue OFL Secondary SehoollIteso,doc AGENDA NO.a. DATE: July 282D15 OFFICIAL MINUTES REGULAR MEETING OF THE PLANNING COMMISSION SUBCOMMITTEE DESIGN REVIEW BOARD Tuesday, July 14, 2015 Planning Intern Veronica Hernandez in the West Covina Planning Department Conference Room called the regular meeting of the Planning Commission Subcommittee Design Review Board to order at 6:30 p.m. 1. ROLL CALL Present: Valles, Castellanos Absent: None City Staff Present: Garcia, Hernandez 2. APPROVAL OF MINUTES June 23,2015 Minutes Approved as read 3. OTHER MATTERS OR ORAL COMMUNICATIONS None 4. REVIEW ITEMS (A) APPLICANT: LOCATION: PROPOSAL: Mei Yu Tsai Chu 2937 E. Cortez Street SD No. 15-42; Request to construct a 3,002-square foot room addition to an existing 2,728-square foot single-story single-family residence (including a 594-square foot attached three-car garage).The project also includes a 272- square foot addition to the existing garage to create a four car garage. Interior modifications to the existing floor plan and exterior modification to roof lines for conformity are also proposed in conjunction with the addition. Motion by Castellanos seconded by Valles that the design of the addition is in accordance with the Subcommittee Design Review Board Guidelines. 5. ADJOURNMENT Adjourn at 6:35 p.m. \ CirwanolSislanclatulPf ATV-WM/I\ Cuillortrnnlittpt. nocinrtRouirmmAlill 4.1NdI1NIITTPC1.111-brc rnirrell-F,A1 M. 1 Irtiniltoc