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Regular meeting, July 28, 2015 - No. 1 Minutes.pdf - Page 002 (2)UNOFFICIAL MINUTES AGENDA DATE: August 11, 2015 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, July 28, 2015 The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina Council Chambers. Commissioner Castellanos led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Blackburn, Castellanos, Holtz, Valles, Jimenez Absent: None City Staff Present: Wong, Garcia, Acosta and de Zara Chairman Blackburn introduced Jose Jimenez, newly appointed Planning Commissioner, and welcomed him to the Planning Commission. APPROVAL OF MINUTES: 1. Regular meeting, July 14, 2015 Chairman Blackburn and Commissioner Jimenez said they would abstain from voting on the approval of minutes because they weren't present at the July 14, 2015 meeting. Motion by Holtz, seconded by Castellanos, to approve the minutes as presented. Motion carried 3-0 (Blackburn, Jimenez abstained.) OTHER MATTERS OR ORAL COMMUNICATIONS None CONSENT CALENDAR 2. FORTHCOMING PLANNING COMMISSION MEETINGS AND PUBLIC HEARING SCHEDULE Principal Planner Fabiola Wong presented the staff report. \\Storage] lpiandata\PLANCOMMINUTES12015 MINUTES17.28.15 minutes.doe Planning Commission Minutes Page 2— July 28, 2015 PUBLIC HEARINGS 3. CONTINUED PUBLIC HEARING (Continued from July 14,2015) 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.) Chairman Blackburn said this matter had been continued from the July 14, 2015 meeting, and added that the public hearing was still open. Senior Planner Ron Garcia presented the staff report. During his presentation, Mr. Garcia said the applicant had amended the plans as recommended by the Subcommittee for Design Review. Chairman Blackburn asked if anyone present wanted to comment on the proposal. Frank Nguyen, applicant, told the Commission that he had amended his plans to incorporate recommendations by the Subcommittee for Design Review. Chairman Blackburn closed the public hearing. There was a short discussion by the Commission regarding the revisions to the plans. Commissioner Holtz stated he was still concerned that the proposed home would not be harmonious with the surrounding neighborhood, since the vast majority of homes were single-story. Commissioner Holtz also asked the applicant if anyone had been opposed to the construction of the proposed two-story home and said he would not support the request because he felt it was too large for the area. Commissioner Holtz said he wasn't opposed to the remodel of the home, he was only opposed to the second story addition. Commissioner Valles expressed her agreement with Commissioner Holtz and said she wouldn't support this request due to the size and mass of the proposed home. She also said she didn't feel it was harmonious with the surrounding neighborhood. Commissioner Castellanos also expressed his concern with the second story and asked the applicant if he would reconsider his design. There was a short conversation with the applicant regarding the possibility of redesigning his project. Motion by Castellanos, seconded by Valles to adopt Resolution No. 15-5574, approving Administrative Use Permit No, 15-11. Motion denied 2-1, (Holtz, Valles opposed; Jimenez, Blackburn abstained.) Storagellp landataIPLANCOM MIN UTES120 IS MINUTES17,28.15 minutes. doe Planning Commission Minutes Page 3 — July 28, 2015 Chairman Blackburn said this action is final unless appealed to the City Council within ten days. 4. CONDITIONAL USE PERMIT NO. 14-16 VARIANCE NO. 15-06 CATEGORICAL EXEMPTION APPLICANT: Reliant Land Services for Verizon Wireless (Maryann Neward) LOCATION: 625 East Merced Avenue (Walmerado Park) REQUEST: Approval of a conditional use permit to install a 61-foot tall wireless telecommunications facility in the form of a light pole at Walmerado Park. The proposed wireless telecommunications facility is proposed to be located between the parking lot and baseball field. Equipment cabinets and generator will be installed within a 437-square foot lease area designed to match other accessory structures within the park. A variance is also requested to deviate from the separation required between wireless facilities. Commissioner Holtz said he was recusing himself from this public hearing because of a conflict of interest, and left the Council Chambers. Principal Planner Fabiola Wong presented the staff report. During her presentation she spoke about the design of the proposed telecommunications facility, and said surrounding residents were notified about the project. In addition, Ms. Wong told the Commission the applicant indicated that there was a significant gap in coverage and that collocation onto an existing flag pole wasn't possible because the structure lacks capacity to host an additional carrier. In addition, she told the Commission that a variance to the minimum separation between cell sites was also being requested. She also said that a justification study had been submitted with the application and included with the staff report. Ms. Wong added that staff had received calls in opposition, and an e-mail in opposition, which was provided to the Commission. Chairman Blackburn opened the public hearing. PROPONENTS: Marilyn Warren, representing the applicant, spoke in favor of the project. She also answered questions by the Commission regarding consideration given to collocating on a nearby T- Mobile cell site, the type of technology used by Verizon, the justification study and the reasons why they were unable to collocate onto an existing facility. Commissioner Castellanos asked if there was any information regarding the number of customers in the area that weren't receiving adequate service. Chairman Blackburn asked about the proposed wireless telecommunications facility proposed at South Hills Country Club. OPPONENTS: Charlotte Pill, Sheena Heng, Lloyd Johnson and Herb Redholtz spoke in opposition to the project. 11 Storagellplandata\PLANCOMIMENUTES12015 MINUTESI7.28.15 minutes.doc Planning Commission Minutes Page 4 July 28, 2015 Ms. Pill said she was a longtime resident of West Covina and expressed her concern that there were too many wireless telecommunication facilities in the area. Sheena Heng said she was opposed to wireless telecommunication facilities because of their detrimental effect on health and property values. She also stated that wireless companies should prove there are gaps in their coverage before being allowed to build new wireless cell towers. Lloyd Johnson expressed his concern that the cell towers are too close to each other. Herb Redholtz asked if equipment and generators for these facilities have to be placed underground when they're located in municipal parks. REBUTTAL: Ms. Warren spoke in rebuttal to the comments and said there is a need for an additional facility. She added that the justification study had been submitted with the application and was provided to the Commission as an attachment to the staff report. Regarding underground equipment, she told the Commission that there is additional carbon monoxide generated so above-ground equipment placement is safer. Chairman Blackburn closed the public hearing. Commissioner Valles stated she is not in favor of this request because of her concern for children playing in the park. Chairman Blackburn said that, under the law, the Commission can't consider health issues and property values when considering the placement of a cell site. However, he also said he believed that there is a gap in service and that this facility is needed to close that gap and provide better service to residents. Commissioner Castellanos said he agreed with Chairman Blackburn that there is a gap in coverage. He also said he would support the request, since cellular coverage is needed in the area. Commissioner Jimenez asked staff questions about the justification study that was provided by the applicant, and asked if collocation is common in West Covina. Motion by Blackburn, seconded by Castellanos, to adopt Resolution No.15-5575, approving Conditional Use Permit No. 14-16. Motion carried 4-1 (Valles opposed.) Motion by Blackburn, seconded by Castellanos, to adopt Resolution No. 15-5576, approving Variance No. 15-06. Motion carried 4-1 (Valles opposed.) Chairman Blackburn said these actions are final unless appealed to the City Council within ten days. 11 Storagel lplandatal PLANCOM\MINUTES12015 MINUTES\ 7.28.1 5 minutes.doc Planning Commission Minutes Page 5 — July 28, 2015 5. CONDITIONAL USE PERMIT NO. 15-16 PLANNING DIRECTOR'S MODIFICATION NO. 15-02 CATEGORICAL EXEMPTION APPLICANT: Opportunities for Learning (Emmanuel Jose) LOCATION: 711 North Azusa Avenue REQUEST: Approval of a conditional use permit to allow the operation of a 5,750-square foot secondary school (Opportunities for Learning School.) The applicant is also requesting approval to remodel the exterior of the building, as well as various improvements to the parking area. Senior Planner Ron Garcia presented the staff report. During his presentation Mr. Garcia spoke about the school, the number and ages of the students that will be attending school at this location, and the required parking for this use. He added that there isn't a large demand for parking since the majority of students are dropped off. In addition, he spoke about the proposed landscaping and improvements to the parking lot. Mr. Garcia also said that Condition No. 4 should be changed to show 40 students instead of 20. Chairman Blackburn opened the public hearing. PROPONENT: Emmanuel Jose, applicant, and Lloyd Johnson spoke in favor of the project. Mr. Jose also said he was present to answer any questions by the Planning Commission. Commissioner Holtz asked if he'd spoken to residents of the adjacent apartment building about the proposed school. Commissioner Castellanos asked about the computers and study program. Commissioner Valles asked if there was a fee to attend the school. Mr. Johnson said he was in favor of the school, but suggested that drought-tolerant landscape might be a better option due to the drought. OPPONENTS: Herb Redholtz said he was in favor of education but was concerned that there would not be sales tax for the city generated by this use. He also expressed his support of installing drought-tolerant landscaping. Chairman Blackburn closed the public hearing. Commissioner I-Ioltz expressed his support of the use and proposed improvements to the exterior of the building and parking lot. Commissioner Jimenez said he was concerned that children would be dropped off on the street which would result in cars being lined up on Azusa Avenue. He requested that a condition be added that parents park on the property to drop their children off. Chairman Blackburn said he would support the addition of that condition. There was a short discussion by the Commission regarding the amendment to the conditions of approval. It was the consensus of the Commission that a condition be added 11Storagellplandata\PLANCOMIMINUTES12045 MINUTES17.28.15 minutes.doc Planning Commission Minutes Page 6 July 28, 2015 requiring that all loading and unloading of children take place on-site. Staff suggested that they work with the applicant to identify a loading and unloading zone on the property. Motion by Jimenez, seconded by Valles, to adopt Resolution No. 15-5577 approving Conditional Use Permit No. 15-16, as amended. Motion carried 5-0, Chairman Blackburn said this action was final unless appealed to the City Council within ten days. NON HEARING ITEMS None CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Chairman Blackburn thanked Dr. Gerald Menefee for his service on the Planning Commission. He added that Dr. Menefee was always a fair and consistent commissioner. Commissioner Holtz concurred with Chairman Blackburn's statement about Dr. Menefee. In addition, Commissioner Holtz said that he had attended the Opening Ceremonies for the Special Olympics, and was impressed by the presentation. Commissioner Holtz also said he would be absent from the August 11, 2015 Planning Commission meeting. 6. PLANNING DIRECTOR'S REPORT: a. Subcommittee for Design Review Minutes — July 14, 2015 b. General Plan Update Meetings — Special City Council meeting to discuss the progress and status of the General Plan Update. 7. CITY COUNCIL ACTION: None ADJOURNMENT Chairman Blackburn adjourned the meeting at 8:55 p.m. \\Storagellplandata\PLANCOMIM1NUTES\2015 MINUTESI7.28.15 minutes.doc AGENDA ITEM NO. 2 DATE: August 11,2015 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 requested 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 which would have remained. 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. The revised plans were presented at the July 28 th, 2015 meeting of the Planning Commission. The Planning Commission voted 2-1 to deny the applicant's proposal at that time. II. ANALYSIS The house with the proposed additions would have been 3,427-square feet (including the 420- square foot garage, which would not have been modified). The surrounding neighborhood consists of single-story homes. The proposed size of the home (3,427-square feet) would have been 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. 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. Commissioner Holtz also expressed concerns about the size of the proposed house in relation to the primarily single-story neighborhood. The Planning Commission voted to continue the item to the July 28 th, 2015 meeting to allow the applicant to submit revised plans. 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 incorporated the requirements of the Subcommittee onto the plans, and staff recommended approval of the project Mase Files \AUP12015115-11 824 E Michelle St (2nd story additionRC 8.1.1.151StaffReport.doc Administrative Use Permit No. 15-11 824 E. Michelle Street August 11, 2015- Page 2 At the Planning Commission meeting on July 28t h, 2015, Commissioner Holtz expressed concerns that the proposed two-story home would not be harmonious with the surrounding single-story neighborhood, and that the house was too large for the area. Commissioner Holtz noted that he was not opposed to the remodel of the home, but only to the second story addition. Commissioner Valles expressed her agreement with Commissioner Holtz and expressed concerns regarding the size and mass of the proposed home. Commissioner Castellanos also expressed his concern regarding the second-story addition, and asked the applicant if he would consider the possibility of redesigning the project. Based on staff recommendation, Commissioner Castellanos motioned to adopt a resolution approving Administrative Use Permit No. 15-11. The motion was denied 2-1, (Commissioners Holtz and Valles opposed; Commissioner Castellanos in favor; Commissioners Blackburn and Jimenez abstained.) However, there was not a denial resolution prepared for the Commission to act on. A resolution of denial has now been prepared for the Planning Commission to act upon. III. ALTERNATIVE The Planning Commission may also continue the item (rather than denying the project) and provide direction to the applicant on modifying the proposal. VII. STAFF RECOMMENDATION Based on the discussion and vote by the Planning Commission on July 28, 2015, staff recommends that the Planning Commission adopt a resolution denying Administrative Use Permit No. 15-11. Veronida Hernan Planning Intern REVIEWED AND APPROVED: Attachments: Attachment 1 — Planning Commission Staff Report dated July 14, 2015. Attachment 2 — Planning Commission Staff Report dated July 28, 2015 Mase Files\AUP12015115-11 824 E Michelle St (2nd story addition)WC 8.11.151StaffReport.doe ATTACHMENT 1 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. ZACase Files\AUP12015115-11 824 E Michelle St Pod story additionAPC 7.14.151Staff Report.doc Administrative Use Permit No. 15-11 824 E. Michelle Street July 14, 2015- Page 2 II. BACKGROUND ITEM DESCRIPTION 40NING, AND dtisitNAL PLAN Zoning: "Single-Family Residential" (R-1), Area District II Suburban Residential SURROUNDING LAND $ AND . ZON ING 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 CURRENT DEVELOPMENT :• ' 4, Single-family residence LEGAL 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 11. 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 spare feet. 11 Storage IlplandatalCase Files1AUP1201 5115-11 824 E Michelle St (2nd story addition)WCIStaffReport.cloc 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 3 FLOOR AREA RATIO (FAR) 20.2% MEAN 10,241 sq. ft. 2,061 sq. ft. 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 10,567-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)1PC\StaffReport.doc 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. Staff 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 \\Storage nplandata\Case Files\AUP\2015115-11 824 E Michelle St (2nd story addition)\PCIStaff Report.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. 11StoragellplandatalCase Files\AUP12015115-11 824 E Michelle St (2nd story addition)\PaStaffReport.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. (D 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. \\StoragellplandatalCase Files\AUPI2015\ 15-11 824 E Michelle St (2nd story addition)\PCIStaffReport.doe 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\AUP1201511541 824 B Michelle St (2nd story addition)\PCIStaffReport.doc 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. Veronica Reran Planning Intern REVIEWED AND APPROVED: JOT Athderson, 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 Files\AUP12015 \15-11 824 E Michelle St (2nd story addition)IPCIStaffReport.doe ATTACHMENT 2 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-spare 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 Files \AUP120151I5-11 824 E Michelle St (2nd story addition)1PC 7.28.151Staff Report.doc 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 Pemilt No. 15-11. REVIEWED AND APPROVED: Je7An"1erson, AICP Planning 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\AUP\2015 115-11 824 E Michelle St (2nd story addition)\PC 7.28.151StaffReport.doe AGENDA NO. 3 DATE: August 11 )2015 FORTHCOMING PLANNING COMMISSION HEARINGS 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 Ochoa LOCATION: 825 East Francisquito Avenue (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 SEPTEMBER 8, 2015 A. CONSENT CALENDAR None ZAPLANCOMTORTHCOMING12015 Forthcomin0,11 ,15 FORTHCOMING.doc Forthcoming Planning Commission Hearings April 28, 2015- Page 2 B. PUBLIC HEARINGS None C. NON-HEARING ITEMS None ZAPLANCOKFORTHCOMING12015 Fortheoming\S.11.15 FORTHCOM1NG.doc AGENDA ITEM NO. 4 DATE: August 11, 2015 PLANNING DEPARTMENT STAFF REPORT ADMINSTRATIVE USE PERMIT NO. 15-09 CONDITIONAL USE PERMIT NO. 15-05 CATEGORICAL EXEMPTION APPLICANT: DBA Rebel Yell Bar and Steakhouse - Eric Phillip Rogue LOCATION: 2050 S. Valinda Avenue I. SUMMARY The applicant is requesting the approval of an administrative use permit to allow the on-sale service of alcohol in conjunction with a proposed 1,075-square foot restaurant. Additionally, the applicant is requesting a conditional use permit to allow live entertainment. The subject property is located a shopping center on the northeast corner of Valinda Avenue and Amar Boulevard in a "Neighborhood Commercial" (N-C) Zone. II. ANALYSIS The Planning Department is requesting a continuance to allow for communication with the Police Department on specific conditions of approval. It is expected that the communication can be completed to allow for Planning Commission review at a public hearing on August 25, 2015. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission continue Administrative Use Permit No. 15-09 and Conditional Use Permit No. 15-05 to the Planning Commission of August 25, 2015. Christine Delostrinos Planning Intern REVIEWED AND APPROVED: Jeff thrson, AICP Planning Director Maw Files\CUP 12015115-05 2050 S. Valinda Avenue Rebel Yell Bar & Steakhouse\ Staff Report (Continuation).doe AGENDA ITEM NO. 5 DATE: August 11, 2015 PLANNING DEPARTMENT STAFF REPORT PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 15-14 TREE REMOVAL PERMIT NO. 15-05 CATEGORICAL EXEMPTION APPLICANT: David Rotkin, JRSL West Covina, LLC LOCATION: 2211 East Garvey Avenue North (Covina Palms) I. DESCRIPTION OF APPLICATION The project consists of a proposal to remodel the parking lot of an existing shopping center located on the northeast corner of North Hollenbeck Street and East Garvey Avenue North (Covina Palms). The applicant is proposing to restripe the parking lot and include compact parking on the site. Staff is recommending approval of the planning director's modification. ZACase Files1PD MOE/12015%15-14 2211-2249 E Garvey Avenue North (parking lot improvements including compact spaces)1Staff Report doe Planning Director's Modification No. 15-14 2211 East Garvey Avenue North (Covina Palms) August 11, 2015 - Page 2 II. SUMMARY OF DATA The subject property is approximately 5.32± acres in area and is located on the northeast corner of North Hollenbeck Street and East Garvey Avenue North. Em )ESCRIrTION. ZONINC AND GENE11A14 PL A N S1AROt rst 11)1 ) IAN') U D SES 'AN ZONING "Neighborhood Commercial" (N-C) and "Service and Neighborhood Commercial" (SNC) North: "Single-Family Residential" (R-1); City of Covina South: San Bernardino Freeway East: "Single-Family Residential" (R-1) and "Multi-Family Residential" (MF-20) West: "Neighborhood Commercial" (N-C) CURREN ,OPMENT CAL NOTICE III. HISTORY Commercial Center No legal notice is required for Planning Director's Modifications The subject property was originally constructed as a multi-tenant center with the approval of Precise Plan No. 813 on July 20, 1988. The approval included a 71,600- square foot building on a 5.3-acre lot. On July 23, 2002, the Planning Commission approved Precise Plan No. 02-08. The approval included a 15% reduction in parking requirements. IV. PROJECT DESCRIPTION AND ANALYSIS The applicant is proposing to create a new parking lot layout for the Covina Palms shopping center. The proposal would include restriping of the existing parking lot in order to incorporate 40 new compact parking stalls and the removal of seven trees. The shopping center is comprised of one 71,886-square foot building. No changes are proposed to the building. The site currently features 263 parking stalls, including 10 handicapped-accessible parking stalls. The applicant is proposing a restripe of the parking lot, which will include 282 total parking stalls, Of these stalls, 242 will be standard parking stalls, with 40 stalls proposed as compact parking stalls. Section 26-582 of the Municipal Code requires that one parking space shall be required for every 250-square feet of gross floor area for retail uses. The subject property is required by the Code to have 290 parking spaces. The most recent application approved on the property was Conditional Use Permit No. 13-08 for 4 Wheel Parts. The number of parking spaces was reduced as part of that application to allow for access to the garage bays. ZACase F'iles\PD MO1312015115-14 2211-2249 E Garvey Avenue North (parking lot improvements including compact spaces)1Staff Report.doc Planning Director's Modification No. 15-14 2211 East Garvey Avenue North (Covina Palms) August 11,2015 - Page 3 The standard parking stalls are proposed at 8.5-feet wide by 18-feet long, with a 2-foot maximum overhang. The compact stalls are proposed at 8-feet wide by 16-feet long with a 1.5-foot maximum overhang. These dimensions are in compliance with the City's parking lot design and lighting standards. While compact parking spaces are peimitted on non-residential sites with more than 20 parking spaces, the City's parking lot design and lighting standards require that all proposed compact parking spaces be approved by the Planning Commission. The standards limit the number of compact spaces to 35% of the total number of parking spaces. V. ENVIRONMENTAL DETERMINATION The project is a Categorical Exemption Class 1 (Section 15301: Existing Facilities) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) since the project involves only the rehabilitation of the existing parking area. VI. CONCLUSION The project consists of a proposal to remodel the parking lot of an existing shopping center located on the northeast corner of North Hollenbeck Street and East Garvey Avenue North (Covina Palms). The applicant is proposing to restripe the parking lot and include compact parking on the site. This will result in an increase of 19 parking spaces for a total number of 282 parking spaces (including 40 compact spaces, 232 standard parking stalls, and 10 standard handicap stalls). VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Planning Director's Modification No. 15-14, subject to the following conditions: a. Comply with plans approved by the Planning Commission on August 11, 2015. b. Comply with all applicable sections of the West Covina Municipal Code. c. Comply with all requirements of the "Neighborhood Commercial" (N-C) Zone. d. The existing landscaping shall be upgraded prior to the issuance of building permits. The applicant shall submit detailed landscaping and irrigation plans to the Planning Director for review and approval. Said plans shall include the type, size, and quantity of landscaping materials, as well as a fully automatic comprehensive irrigation system. The plans shall comply with the City's standards for water efficiency. 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. Z:Case Files\PD MOD\2015115-14 2211-2249 E Garvey Avenue North (parking lot improvements including compact spaces)1Staff Report.doe Planning Director's Modification No. 15-14 2211 East Garvey Avenue North (Covina Palms) August 11, 2015 - Page 4 e. Provide a balance of landscaping including ground cover, shrubs, and trees within the landscape planer along the southerly property line. f. Where necessary install new plant materials throughout the center effected by the proposed construction. g. Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. h. All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorative block wall with a gate constructed of durable materials and an architectural cover. Provide construction details prior to issuance of a building permit. The proposed trash enclosure shall be relocated to be outside of the required setbacks and be designed with a trellis roof cover to minimize visual impacts. 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 for review and approval prior to the issuance of building permits pursuant to Municipal Code Section 26-568. Any new pole mounted parking lot lighting shall be accurately indicated on the site plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. k. 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. 1. The parking area shall be slurry sealed and striping shall be re-painted to meet city standards prior to issuance of certificate of occupancy. The construction plans shall indicate that the parking lot shall be slurry sealed. m. 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. n. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. ZACase Files\PD MOE/12015115-14 2211-2249 E Garvey Avenue North (parking lot improvements including compact spaces)1Staff Report.doc Planning Director's Modification No. 15-14 2211 East Garvey Avenue North (Covina Palms) August 11,2015 - Page 5 o. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. P. The operation of the facility shall comply with the West Covina Noise Ordinance. q. That any proposed change to the approved site plan, floor plan, or elevations be reviewed by the Planning, Building, Fire, and Police Departments and the Redevelopment Agency, and that the written authorization of the Planning Director shall be obtained prior to implementation. r. Any new gutters and downspouts shall not project from the vertical surface of the building pursuant to section 26-568 (a) (3). s. The location of new electrical transformers, vaults, antennas, mechanical, and all other equipment not indicated on the approved plans must be approved by the Planning Director prior to the issuance of building permit. Provide construction details prior to the issuance of a building permit. t. All new on-site utility service lines shall be placed underground. u. 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. v. The back area of the building shall be clear of trash and debris. w. Fire Department Conditions: 1. Contact the West Covina Fire Department at (626) 939-8824 for Fire requirements. x. Engineering Department Conditions: 1. Provide a safe path of travel. Y. Building Department Conditions: 1. 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. Building design shall comply with the 2013 California Building Code (CBC) 3. Separate application(s), plan check(s), and permit(s) is/are required for: a. Tenant Improvements Z:\Case Files\PD MO13\2015115-14 2211-2249 E Garvey Avenue North (parking lot improvements including compact spaces)1StaffReportdoe Jeff ?son, AICP Planning Director's Modification No. 15-14 2211 East Garvey Avenue North (Covina Palms) August 11, 2015 - Page 6 b. Signs c. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) d. Plumbing e. Mechanical f. Electrical 4. Contact the Building Department at (626) 939-8425 for Building requirements. PREPARED BY: Veronica Hernandez Planning Intern REVIEWED AND APPROVED: Planning Director ZACase Files\PD MO1312015115-14 2211-2249 E Garvey Avenue North (parking lot improvements including compact spaces)1StatTReport.doe TO: PLANNING COMMISSION FROM: JEFF ANDERSON, PLANNING DIRECTOR DATE: AUGUST 11,2015 City of West Covina Memorandum ITEM NO. 6 SUBJECT: ART IN PUBLIC PLACES NO. 15-01 FINAL REVIEW 301 S. Glendora Avenue (Lennar) BACKGROUND: On March 24, 2015, the Planning Commission reviewed the conceptual design of the proposed artwork prior to final submittal. During the review, the Commission considered artwork details including: the type and style of the artwork, placement, material, time frame for installation, and security measures. The art budget was also discussed. At the conclusion of the discussion, the Planning Commission unanimously voted in favor of the proposal (4-0, Menefee absent). The applicant was then directed to continue with the process and submit final plans for the art project. DISCUSSION: The Planning Commission approved Precise Plan No. 11-05 to construct a mixed-use development including 450 residential units and 20,000 square feet of commercial. The first phase of the project is nearing completion of construction and residential and commercial tenants may be ready to occupy the development in the Fall of 2015, Because the project is over $500,000 in building permit valuation, the project must comply with the Art in Public Places section of the Municipal Code. The required artwork allocation is $483,271 (one percent of the total project building valuation). Proposal The applicant is proposing to create a public art park at the entrance of Lennar's mixed use project at 301 Glendora Avenue. The proposed location is in the center of the street frontage of the project and is located within the driveways leading to the parking garages for the retail businesses. The site is visible from Glendora Avenue. The art park location is a 2,600 square foot area that would be positioned along the sidewalk area and also be pedestrian entry into the lobby area of the residential project. A central feature of the art park is a reflecting pool. In connection with the reflecting pool, a jube (rivulet) will carry water from the one side of the art park to the other. Located within the reflecting pool are three "Glacial Rocks" created by the artist Julie Speidel. These "rocks" will be placed in the portion of the reflecting pool located adjacent to the sidewalk. Z: \Case• FileslArt in Public Places12015\15-01 301 S. Glendora AvenuelFinallFinal Staff Report.doc Art In Public Places 15-01 August 11, 2015 —Page 2 They will appear to float on the surface of the water. The "Glacial Rocks" will have a stainless steel finish. The art park also includes tree and other plantings to provide greenery in an area surrounded by paved areas. Six trees would be located in tree wells within reflecting pool. hi addition, landscaping is proposed on the borders of the art park to provide a separation between the art park and the drvieways. The proposal also includes embedding text or graphics into the paved area along the jube. The placement of the text and graphics provide a subtle nod to local history and provide a heightened sense of place. The applicant has submitted infonnation on the cost of developing the art park and purchasing the artwork from the artist (Ms. Speidel). The total cost for purchasing the "Glacial Rocks" is $124,000. In addition to the purchase price of the artwork, there are additional costs for the materials and labor to construct the base to install the artwork on, and costs to install the artwork. The total cost of the artwork is $483,271. Standards The code requires the following standards for artwork. 1. Location. Artwork shall be situated so as to be readily visible by the general public and be located in an area specifically designated on approved building plans. Appropriate locations may include entryways, greenbelts, and building exteriors. 2. Materials. Artwork shall be constructed of permanent materials requiring a low level of maintenance. The application is reviewed for durability and weather resistance of the art media. 3. Maintenance. The continued maintenance of artwork shall be the responsibility of the owner. Artists and developers shall include maintenance provisions in the artist's contract which stipulate the length of time the artist shall be responsible for repairs. Where artwork is placed on private property pursuant to the requirements of this article, the applicant shall execute and record a covenant with the Los Angeles County Recorder, which sets forth the applicant's obligation to properly maintain the approved artwork. If any approved artwork placed on private property pursuant to this article is removed without City approval, the City shall pursue enforcement of the covenant and any other appropriate remedies that will ensure compliance with the requirements of this article. Compliance with Standards 1. Location. The applicant is proposing to install the artwork in front The Colony at the Lakes at the center of the project. The artwork site is located adjacent to Glendora Avenue. The artwork would be visible from the street and from surrounding properties. 2. Materials. The proposed artwork consists of an art park and includes a reflecting pool, stainless steel sculptural boulders, embedded text and graphics, and landscaping. ZACase FileslArt in Public Places12015115-01 301 S. Glendora AvenuelFinallFinal Staff Report.doc Art In Public Places 15-01 August 11, 2015 — Page 3 3. Maintenance. The proposed art park is primarily comprised of a reflecting pool, paved surfaces, landscaping and the sculptural "Glacial Rocks". The reflecting pool will be maintained per standards for swimming pools. Landscaping and paved surfaces will be cleaned and maintained with the surrounding areas. The stainless steel boulders will require maintenance three times the first year and two times annually thereafter. Cleaning the boulders includes dusting, washing the surface with biodegradable detergent and distilled water, drying with cotton clothes, removing any corrosion, removing discoloration with stainless steel cleaner and waxing the sculpture with hard paste wax and buffing with a soft cloth. Maintenance directions for cleaning the boulders have been provided. RECOMMENDATION: Staff recommends that the Planning Commission approve Art in Public Places No. 15-01. Jeff Anderson, AICP Planning Director Attachments: Attachment No. 1 — Narrative Statement Attachment No. 2— Artwork Budget Attachment No. 3 — Treatment Proposal (Conservation & Maintenance Report) Attachment No. 4— Planning Commission Minutes, 3/24/15 Attachment No. 5 — Final Plans Submittal (Available for review by the public at the Library, Police Department and Planning Department) ZACase FileslArt in Public Places1201.5115-01 301 S. Glendora AvenuelFinalTinal Staff Report.doc ATTACHMENT 1 LENDRUM F I .NE ART June 24, 2015 THE COLONY AT THE LAKES WEST COVINA PROJECT NARRATIVE An art park sits at the entrance of The Colony at The Lakes in West Covina, a 450 unit luxury residential community offering 20,000 square feet of retail and restaurant space. Set in the central entry to The Lakes at West Covina, the art park will lead visitors to the building entry and to the dynamic jewel box lobby. The dedicated location is a 2600 square foot area, proposed as a shallow pool with shimmering still water acting as a reflecting pond to the sculpture, the plaza, the trees and the sky. Conceptually, the plaza water feature design at The Colony at The Lakes represents a historic nod to the city's geography. When mapped, Walnut Creek intersects historic Glendora Avenue. Remains of Walnut Creek — a small but once central tributary of the San Gabriel River - runs Northeast to Southwest through the West Covina region. The creek was an important feature of the once sprawling landscape dotted with orange groves and walnut ranches. The elliptical park form will be divided down the center by a jube (or rivulet) which specifically references Walnut Creek. The water source originates on the side of the leasing office and travels across the ellipse to the other end. The jube disappears into the stone paving, seeming to flow uphill before spilling back into the larger surrounding pools of water. Upon approaching the art park from Glendora Avenue, the sculptures are seen first. The sculptures are a series of three polished stainless steel and bronze "Glacial Rocks" by artist Julie Speidel. They will appear to float on the surface of the water with a graphically placed cluster of trees as their back drop. The reflective material correlates with the contemporary materials of the jewel box leasing office beyond. The inherently luminous properties of stainless steel are further enhanced by the sculptures' sharp edges and faceted exterior. At once the metallic forms seem to both absorb and reflect light. They take on the color of their surroundings and by doing so they infuse the reflecting pond with a unique duality of exoticism and timelessness: the sculptures feel contemporary yet seeming ancient at the same time. In this environment, the sculptures act as an oasis of nature, exuding an enigmatic, earthy quality despite their manmade origins, as if in conversation with the organic universe. Once you cross over into the park on the sidewalk or down the stairs into the ellipse, you experience the thoughtful layering of materials as created by Danny Butch. Along with regional historical references, another influence of his for the park was the work of Isamu Noguchi, (1904 — :1988) a prominent Japanese American artist and landscape architect whose artistic career spanned six decades, from the 1920s onward. His work, at once subtle and bold, traditional and modern, set a new standard for the reintegration of the arts in public spaces such as The Colony at The Lakes. Also included in the park will be a layer of design references to the history of the City of West Covina. Working with the historical society and community stakeholders, the design team intends to embed text and possibly graphics to result in a subtle nod to local history while creating a heightened sense of place within the park as well as the community. The proposed location is along the central ube, with text engraved into concrete tiles bordering the water. 717 north highland avenue #5 fes angeles, ca 90038 tel 323,933.5550 fax 323.933.5531 ATTACHMENT 2 The Colony at The Lakes Public Art Budget Vendor Description Contract Amount 6,500 48,327 9,000 15,000 15,000 124,000 - 4,325 5,900 10,250 244,969 483,271 483,271 KPFF Civil Engineer Public Art Coordination Lendrum Fine Arts Public Art Consultant Fee TDA Consulting Public Art Permit Coordination Lendrurn Fine Arts Danny Butch Artist Fee Lendrum Fine Arts Gillis Design Contract Lendrum Fine Arts Julie Speidel "Boulder" Purchase Lendrum Fine Arts Public Art Renderings Aquatic Technologies Art Fountain Design DCI Structural Engineer Public Art Coordination Crane Development Public Art Construction Contract (Estimate for Redesign) Total Public Art Cost Total Public Art Fee ATTACHMENT 3 July 16, 2015 ART IN PUBLIC PLACES THE COLONY AT THE LAKES WEST COVINA, CA CONSERVATION AND MAINTENANCE REPORT The review of the Art Park reveals that the overall maintenance will be sufficiently handled with a routine system of oversight and cleaning in conjunction with the rest of the property. The landscape elements include concrete pathways, engraved concrete paver tiles, shallow ponds, a water rivulet (jube), and trees, shrubs and planting materials. The area will be reviewed regularly and services will align with other property systems. Landscape services shall include cleaning and blowing of leaves and debris on a regular basis as well as a scheduled review of systems and overaN performance twice a year. Water feature service shall include: • Test, record and adjust water level and chemistry • Scrub water line tile and leaf net water surface • Brush walls as needed Clean skimmer and pump baskets • Clean filter(s) as needed • Replacement of fountain water as required • Check equipment for proper operation: pumps, filters, time clocks and lights • Remove any foreign material from all bodies of water Sculpture Conservation Studio 1946 S La Clenega Brod Los Angetes, CA 90034 310 839 5300 T: 310 839 5044 scufpconspgmaiCcom Date: Client: CONSERVATION AND MAINTENANCE REPORT July 16, 2015 Lendrum Fine Art 717 north Highland Avenue Suite 5 Los Angeles, CA. 90038 Tiffiny Lendrum tiffinyAlendrumfineart.com 323.933.5550 Public Art Park West Covina, California All of our work conforms to the strictest conservation standards and the guidelines specified by the American Institute for Conservation of Historic and Artistic Works and with the United States Department of the Interior's Standard for Historic Buildings. Attn: Re: Location: Materials and Methods Report: Description: Artist/Title: Materials: Dimensions: The artwork consists of 3 geodesic shaped stainless steel hollow forms with bronze edges. There is a small, medium and large form, which are each set on a cement pad in a pond, having the appearance of floating. Julie Speidel/ Aneto stainless steel small: 15.25" x 34.5" x46" and 148 lbs. Medium: 22" x 22" x 16" and 42 lbs. Large: 42" x55" x 42" and 320 lbs. In the art park, in a pond that is approximately 13' x40' 10' and 14' deep. The sculptures were fabricated in 2013 and have never been outside or installed in an outdoor environment, They are in pristine condition. Location: Condition: Proposed Treatment: Because the sculptures are located in a chlorinated pool, it is advised to perform a sculpture conservation maintenance 3 times for the first year. After the first year, the maintenance treatments will be reduced to twice a year. 2 1. Dust the sculptures with a soft, bristle brush removing any dust or debris. 1. Wash the sculptures with Orvus detergent, a pH balanced, biodegradable detergent and distilled water, 2. Rinse the artworks with distilled water and dry with cotton cloths, 3. Any brown or green corrosion will be removed or reduced with a wooden stick. Also, any white mineral deposits that have formed over the boulders can be removed using a wooden stick or soft brush. Because there is a protective coating of wax over the sculptures, any corrosion should be on the wax coating, not on the metal itself. Therefore, only sticks and other gentle brushes would be used. If the corrosion has gone through the wax, then several chemicals will be tested to see which one would most easily remove the corrosion. 4. Remove any remaining discoloration with Sheila Shine stainless steel cleaner. 5. Wax the sculptures with a hard paste wax and buff with soft cotton cloths of buffing brushes. Estimated Costs: 2 Senior Conservation Technicians for 1 day $650.00 per day Travel time © $50.00 per hour Materials Documentation: Estimated Total Costs: $1600.00 per visit* Estimated Cost for sculpture maintenance for first year: $1300.00 $ 100.00 $ 100.00 $ 100.00 3 visits for 1 year: $4,500.00 Maintenance Instructions for Client (between professional maintenance visits) I. Dust with a very soft bristle brush or feather brush to remove all the dust, leaves, debris. 2. Wash with distilled water and a pH neutral detergent to remove dirt, bird guano, and debris using soft rags. 3. Rinse with distilled water 4. Dry with a 100% cotton cloth. 5. Buff with a 100% cotton cloth. Maintenance Costs for years two, three and four (Twice a year) $3200.00 Notes: The estimated cost is quoted based on information supplied by the client, or upon conditions existing at time of photographs. As artwork conditions vary, the estimated cost is subject to revision pending actual commencement of proposed treatment. Submitted by: Andrea Morse I approve of the treatment and estimated costs described in this proposal. Authorized Representative: Date: 1946 S. La Cienega (131vd Los Angeres, CA 90034 • tefi 310 839 5300 • fax. 310 839 5044 P scurpcons@gmagcom Planning Commission Minutes ATTACHMENT 4 Page 6 — March 24, 2015 Motion by Holtz, seconded by Castellanos, to approve Subcommittee for Design Review Nos. 15-07 through 15-11. Motion carried 4-0 (Menefee absent). NON HEARING ITEMS 5. ART IN PUBLIC PLACES NO, 15-01 SCHEMATIC STAGE LOCATION: 301 South Glendora Avenue Planning Director Jeff Anderson presented the staff report. During his presentation Mr. Anderson reviewed the requirements of Art in Public Places projects, and explained the proposed art project to the Commission. He also spoke about the proposed budget for the project. Commissioner Holtz expressed his concern with the water feature incorporated into the art work because of the drought. Scott Rynders, representing the applicant, Tiffmy Lendrum, public arts consultant, and Danny Butch, artist, spoke in favor of the project. No one spoke in opposition. Mr. Butch spoke about the various features of the art project. Commissioner Holtz said he liked the project and requested that the applicant contact the appropriate agency regarding the water feature. Commissioner Blackburn asked about the dimensions of the reflecting pond. He also said water could be recycled through the water feature. Motion by Blackburn, seconded by Castellanos, to approve the conceptual artwork. Motion carried 4-0 (Menefee absent). CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS None 6. PLANNING DIRECTOR' S REPORT: a. Project Status Report — March, 2015 ZAPLANCOMNINUTES12015 MINUTES13.24.15 minutes.doe