Regular meeting, July 12, 2016 - No. 1 minutes.pdf - Page 002 (2)Planning Commission Minutes
Page 4 — July 12,2016
area into the draft code with the understanding that the percentage could be changed
during the Planning Commission review of the draft code.
It was the consensus of the Commission to direct staff to prepare a code
amendment for review by the Planning Commission at a future meeting.
CONTINUATION OF ORAL COMMUNICATIONS
None
COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS
Chairman Castellanos said he would like to initiate a code amendment regarding electronic
reader board signs.
Commissioner Holtz asked about the status of the Hustler Hollywood store operation.
Planning Director Jeff Anderson said a community workshop regarding the design of the
ramblas on Glendora Avenue is scheduled for August 30, 2016 at the Cameron Community
Center.
There was a discussion regarding the APA Conference and the League of California Cities
Planning Commissioner's Academy. Commissioner Holtz asked about the cost to attend
the APA Conference and the Planning Commissioner's Academy.
4. PLANNING DIRECTOR'S REPORT:
a. Forthcoming
b. Project Status Report — July, 2016
5. CITY COUNCIL ACTION:
The Planning Commission denial of a revision to Administrative Use Permit
No. 15-46 for a recycling center at 1314 W. Francisquito Avenue was
overturned on appeal to the City Council at their last regular meeting, July 5,
2016.
ADJOURNMENT
Chairman Castellanos adjourned the meeting at 8:30 p.m.
\\Staragel\plandatalPLANCOMIMINUTES12016 MINUTES17.12.16 minutes.doc
AGENDA
ITEM NO, 2
DATE: July 26, 2016
PLANNING DEPARTMENT STAFF REPORT
ADMINISTRATIVE USE PERMIT NO. 15-43
CATEGORICAL EXEMPTION
APPLICANT: Roberto Graciano
LOCATION: 927 S. Van Horn Avenue
I. SUMMARY
The applicant is requesting an administrative use permit to remodel an existing single-
family residence to include a 1,995-square foot single-story addition to the rear of an
existing single-family residence, a 276-square foot covered patio to the side of the house,
a 140-square foot covered patio to the rear of the house, an 85-square foot porch to the
front of the house, and a 217-square foot addition to the side of the existing garage. There
is currently a 1,414-square foot single-story home on the lot, as well as a 690-square foot
detached two-car garage, and a 667-square foot guest house to remain.
II. ANALYSIS
The Planning Commission reviewed the proposal on April 26, 2016, at which time the
item was continued in order for the applicant to work with the designer and the Planning
Department staff to redesign the house to minimize impacts related to the size and scale
of the house. The Planning Commission gave the applicant the following directions:
• Redesign the house to fit into the context of the existing single-story
neighborhood, either by designing a single-story house or a two-story design with
the bulk of the addition on the first floor;
• Reduce the size of the house to approximately 3,120 square feet in size (1.4 times
the mean size of the surrounding homes);
• Move all second-story egress windows to the front of the house to minimize
privacy impacts on the adjacent properties located on the side and rear of the
subject property.
The applicant has modified the proposal to completely eliminate the second story
addition, and is instead proposing a 1,995-square foot single-story addition to the rear of
the existing house. In addition, the applicant is proposing a 276-square foot covered patio
Administrative Use Permit No. 15-43
927 S. Van Horn Avenue
July 26, 2016- Page 2
to the side of the house, a 140-square foot covered patio to the rear of the house, an 85-
square foot front porch addition, and a 217-square foot addition to an existing detached
garage.
Based on the Municipal Code, an administrative use permit is required for gross floor
area additions over 1,250 square feet on lots under 20,000 square feet in size (WCMC 26-
296.1100). The applicant is proposing a gross floor area addition of 1,995 square feet.
Therefore, an Administrative Use Permit is required for a Large Expansion.
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 18 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 13,736 sq. ft. 2,276 sq. ft. 3 16.6%
MEDIAN 14,036 sq. ft. 1,910 sq. ft. 3 15.1%
FIRST
PROPOSAL 15'676 sq. ft. 4,416 sq. ft. 6 28.2%
REVISED
PROPOSAL 15'676 sq. ft. 3,409 sq. ft. 5 21.7%
The house as proposed would be 1.5 times larger than the average size of the surrounding
surveyed homes.
The house with the proposed additions will have a total floor area of 3,409 square feet,
with an FAR of 21.7%. The average FAR for the neighborhood is 16.3%. Floor areas of
surrounding homes range from 1,284 square feet to 3,358 square feet. The house with the
proposed additions will be 1.5 times larger than the mean of the houses surveyed.
While the home is still larger than the average size of the homes in the area, the applicant
made a significant effort to reduce privacy impacts related to the size and scale of the
proposed home and reduced the size of the home by 1,007 square feet. Additionally,
while the average size of the surrounding homes is 2,229 square feet with an FAR of
16.3%, four of the 18 homes surveyed had a floor area and FAR similar to or larger than
the proposed home.
The applicant eliminated the second story addition, reducing the potential privacy
impacts that can result from second-story windows along rear and side elevations. The
applicant has redesigned the floor plan to feature five bedrooms and four bathrooms. The
previous proposal included a floor area addition of 3,002 square feet for a total floor area
of 4,416 square feet, and featured six bedrooms and five bathrooms.
Z:\Case Files\AUP12015\15-43 927 S. Van Horn Avenue (large expansion)1PC 7.26.161Staff Report.doc
Planning Commission Resolution No. 15
Administrative Use Permit No. 15-43
July 26, 2016 — Page 2
a. The lot and proposed development is consistent with the general plan, zoning, and
meets all other applicable code requirements.
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 Suburban (2.1-4.0 dwelling
units per acre) General Plan designation and Single-Family Residential (R-1) zoning in that it
consists 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 I.
b. The proposed remodel of the house utilizes a hip roof design and will feature new asphalt
roof tiles 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 1.5 times larger than the average 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 Van Horn Avenue 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
ZACase Files\AUP12015115-43 927 S. Van Horn Avenue (large expansion)IPC 7.26.161AUP Reso.doc
Planning Commission Resolution No. 15
Administrative Use Permit No. 15-43
July 26, 2016 — Page 6
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 26 th day of July, 2016, by the following
vote:
AYES:
NOES:
ABSENT:
DATE:
EXPIRATION DATE: July 26, 2017
If not used.
Dario Castellanos, Chairman
Planning Commission
Jeff Anderson, AICP, Secretary
Planning Commission
ZACase Files\AUP12015115-43 927 S. Van Horn Avenue (large expansion)1PC 7,26.161AUP Roso.doc
Administrative Use Permit No. 15-43
927 S. Van Horn Avenue
April 26, 2016- Page 4
property is 28.2 percent. The house, as proposed, would be 1.9 times larger than the average size
of the surrounding surveyed homes of 2,276-square feet.
Notification of Proposal
As required for an AUP, mailings were sent out to neighboring property owners and residents.
Staff was contacted by Veronica Madrigal, resident of 926 S. Sunkist Avenue, on February 8,
2016 regarding the proposed second-story addition. Ms. Madrigal indicated that she was
concerned about the potential privacy impacts related to the existing guest house and the
proposed second-story addition. Ms. Madrigal indicated that removing the rear-facing window
of the guest house, constructing a 6-foot concrete block wall, and planting a landscape barrier
along the rear property line would sufficiently reduce the privacy impacts. The applicant has
indicated that he is willing to raise the height of the wall to 6 feet. Staff also recommends that
landscaping also be installed along the rear property line for additional screening, and that the
windows along the westerly elevation of the guest house be removed.
Staff was contacted by A. Chuck Medina on April 18, 2016, a resident at a property near 927 S.
Van Horn Avenue. Mr. Medina expressed a concern regarding the potential to have a large
number of people living in the home, and the possibility of current or future owners subletting
rooms. Mr. Medina was also concerned about parking on the property and indicated that he felt
that cars would likely park on the street instead of in the garage and on the driveway. Finally,
Mr. Medina stated that he believed a second-story home was out of character for that part of the
street and that the house as proposed would affect nearby homes in terms of privacy.
Mr. Medina did not have any solutions for the currently proposed house that would mitigate his
concerns; he expressed that he would be okay with a small, less than 400-square foot single
story addition.
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 March 7, 2016 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 exclusively
single-story.
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.
\\Storagellplandatalease Files\AUP12015115-43 927 S. Van Horn Avenue (large expansion)1PC 4.26.161StaffReport.doe
Administrative Use Permit No. 15-43
927 S. Van Horn Avenue
April 26, 2016- Page 5
The first story of the house will be 2,888 square feet and the second story of the house
will be 1,528 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 has modified all second story windows along the east, west, and south
elevations to clerestory to reduce privacy impacts, except those required by the Building
Code. The applicant has included two larger windows along the south elevation. The floor
plan indicates the second floor area where the windows will be located is open to the first
floor below. The applicant has also indicated they will raise the height of an existing block
wall to 6 feet. Staff recommends landscaping also be installed for additional screening.
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 1,528-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.
The proposed second-story addition is set back 45 feet, 10 inches from the front
property line along Van Horn Avenue, while the front setback of the existing single-
story residence is 35 feet, 10 inches. This results in a difference of 10 feet.
f) 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 decorative trim to all windows along the first and second story. The
applicant also incorporated stone veneer around the largest second-story window along
the front elevation.
Staff originally reviewed the house and suggested that the applicant reduce the size of the
overall house, reduce the size of the second story in relation to the first story, make design
11StoragellplandatalCase FileslAUP12015115-43 927 S. Van Horn Avenue (large expansion)1PC 4.26.161StaffReportdoc
Administrative Use Permit No. 15-43
927 S. Van Horn Avenue
April 26, 2016- Page 6
changes for a more cohesive contemporary design, and reduce second-floor windows to
clerestory where possible.
In response to these suggestions, the applicant incorporated clerestory windows where possible
on the second story, added window trim throughout, added stone veneer on the first story and
incorporated the veneer on the second story, and added varied window shapes. The applicant
reduced the overall height of the house, and moved the initially proposed second-story addition
from the front of the house to the rear. While the modifications result in the second story being
approximately half the size of the first, the applicant did not reduce the overall size of the home,
and the overall house design is still 1.9 times larger than the average size of the houses in the
surrounding neighborhood.
IV. FINDINGS
Before an application for an administrative use permit for a two-story addition, maximum unit size
exception, 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 Suburban (2.1-4.0
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 I.
(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 gable roof design and will feature new
asphalt roof tiles 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 1.9 times larger than
the average 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.
The existing house is accessible from an existing driveway off Van Horn Avenue 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
Storagellplandatalease FileslAUP12015 115-43 927 S. Van Horn Avenue (large expansion)IPC 4.26.161StaffReport.doe
Administrative Use Permit No. 15-43
927 S. Van Horn Avenue
April 26, 2016- Page 7
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 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 number and/or size of the windows
on the side and rear elevations. The applicant reduced all second-story windows along the
rear and side elevations to clerestory, except those required by the Building Code. The
applicant included two larger windows along the south side elevation; these windows are
located at an area of the second floor that is open to the first story below.
(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.
VI. CONCLUSION
As previously discussed, the proposal includes a 1,474-square foot addition to the first floor, a
1,528-square foot second floor, a 44-square foot front porch, a 420-square foot covered patio to
the rear of the house, a 555-square foot parte cochere to the side of the house, and a 217-square
\\StoragellplandataTase Files\AUP120 5 115-43 927 S. Van Horn Avenue (large expansion)\PC 4.26.161Staff Report.doe
ATTACHMENT NO.
LANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA,
CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 16-10
ADMINISTRATIVE USE PERMIT NO. 16-10
CATEGORICAL EXEMPTION
APPLICANT: Hung Nguyen
LOCATION: 619 N. Toland Avenue
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
residence on a single-family residential property, on that certain property generally described as:
Assessor Parcel Number 844-102-2002, 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 14th day of
June, 2016, conduct duly advertised public hearings 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:
The applicant is requesting the approval of an administrative use permit to allow a two-story
single-family house, an addition over 1,250 square feet, and a Maximum Unit Size Exception.
The subject site is located in the "R-1" (Single-Family Residential) Zone, Area District I.
The applicant is proposing to construct a 509- square foot first story addition and a 1,053-
square foot second story addition to an existing single-family residence. In addition, the front
elevation of the house will be modified to incorporate new gable roofing, a 37- square foot
front porch, and a 61- square foot extension to the existing garage. The new exterior and
interior modifications will allow for four bedrooms, four full bathrooms, a kitchen, living room,
and den. The proposed house would have a floor area of 3,163 square feet and a building
footprint of 2,147 square feet.
Appropriate findings for approval of an administrative use permit for a two-story single family
house, maximum unit size exception, and large addition are as follows:
ZACase Files\AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansiot)WC 7.26.16 \AIM Reso.doc
Planning Commission Resolution No. 15
Administrative Use Permit No. 16-10
July 26, 2016 Page 2
a. The lot and proposed development is consistent with the general plan, zoning, and
meets all other applicable code requirements.
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:
5. 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. The proposal consists of the addition to an existing single-family home which meets
all applicable requirements of the "Single-Family Residential" (R-1) Zone and Area District I
development standards.
b. The neighboring architecture consists of "Minimal Traditional" which was prevalent at the
time built during the 1950's. The project proposal incorporates "minimal traditional" style
architecture. The architectural features include gable-style roofing, light beige stucco,
Coronado stone veneer, shingle roofing, wood window shutters and trimming, and minimal
articulation along the front elevation of the house. The proposed second-story addition and
modification to the existing residence is consistent with the architectural style of its
surrounding residences.
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Planning Commission Resolution No. 15
Administrative Use Permit No. 16-10
July 26, 2016 — Page 3
c. The existing house is accessible from a driveway off Toland Avenue and will not negatively
impact circulation or safety for pedestrians and vehicles. The subject property is developed
with front-yard setbacks greater than the minimum required by the Municipal Code. The
existing house with the proposed additions do not negatively affect the convenience and safety
of the 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 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 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 number and/or size of the windows on the side
and rear elevations. The applicant reduced the number and size of all second-story windows
along the rear and side elevations, except those required by the Building Code. There are no
proposed decks or balconies that will increase privacy impacts amongst the adjacent
properties. Additionally, the proposed second-story meets required setback standards.
f. The proposal is sensitive to the natural terrain in that there are no major terrain modifications.
The project proposes remodeling of an existing house and a second-story addition that would
not impede any scenic views from surrounding properties. The proposed two-story addition is
located in a neighborhood that is predominantly one-story. The proposal is not out of character
in comparison to the existing neighborhood as there are other two-story homes located in the
vicinity.
6. That pursuant to all of the evidence presented, both oral and documentary, and further based on
the findings above, Administrative Use Permit No. 16-10 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 frilly 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.
7. 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.
Z:lease Files\AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)\PC 7.26.161ALTP Reso.doc
Administrative Use Permit No. 16-10
619 N. bland Avenue Avenue
June 14, 2016- Page 3
average of all 24 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 8,221 sq. ft. 1,578 sq. I 3 19%
MEDIAN 8,076 sq. ft 1,513 sq. II. 3 18%
SUBJECT .. PROPOSAL 7,968 sq. ft. 3,382 sq. 11. (includes second story) 4 42%
The house as proposed would be 2.1 times
larger than the average size ofthe surrounding surveyed homes.
The median size of the homes is 1,580 square feet. The house sizes range from 1,112 square feet
to 2,424 square feet. Out of the 24 homes that were surveyed 8 homes had an attached two-car
garage and 16 of the homes had a detached two-ear garage. The lot sizes of the surveyed homes
range from 7,277 square feet to 9,831 square feet, while the lot size of the subject property is 7,968
square feet. Floor area ratios range from 13 percent to 30 percent. The proposed floor area ratio
of the subject property is 42 percent, which includes the first floor and second floor and not the
attached garage. The house, as proposed, would be 2.1 times larger than the average size of the
surrounding surveyed homes of 1,578 square feet.
There are no two-story homes along Toland Avenue. There are three two-story homes within a
300- foot radius of the property all with an attached two-car garage. These properties are
located on Lyall Avenue, Puente Avenue, and Casad Avenue. The average building area of the
two-story homes that are located within the vicinity is 2,218 square feet. Whereas, the average
lot sin of the two-story homes is 7,315 square feet, leading to the average floor area ratio of
33%. The proposed house would be 1.5 times larger than the average size of the surrounding
two-story homes of 2,418 square feet.
Below is map that indicates the residential homes that were surveyed for the statistical analysis.
Additionally, the map indicates with an 'X' mark the homes with a second-story that are within
the vicinity of the subject property.
ZACase Files \AUPI2016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)\StaffReportdoc
Administrative Use Permit No. 16-10
619 N. Toland Avenue
June 14, 2016- Page 4
Notification of Proposal
Staff recommended that the applicant share their project proposal with their neighbors. An open
discussion between the applicant and the applicant's neighbors is significant in order to address
initial concerns. The applicant included a list of signatures that is provided for second-story
application request (Attachment No. 2). The applicant uses the form to notify the closest
properties of their intention to construct a two-story house. A signature acknowledges that they
have received notice of the proposed plans.
Subcommittee for Design Review
The proposal of the second-story addition requires a Subcommittee Design Review. The
proposal was reviewed by the subcommittee on May 10, 2016, and was motioned to be forwarded
to the Planning Commission for review as the proposal is in a predominantly one-story
neighborhood.
The following is a discussion of Design Review Subcommittee suggestions for new two-story
additions:
•ZACase Files \AIR \2016\16-10 619 N. Tolland Ave. (2nd Story, Large Expansion)IStaff Report.doe
Administrative Use Permit No. 16-10
619N. bland Avenue
June 14, 2016- Page 5
I. Design the two-story house or addition so that all setbacks, including second story, have
been met.
The second-story side yard setbacks on the west and east elevations are 10 feet, the rear
yard setback is 39 feet, and the front yard setback is more than 25 feet. The second-story
proposal complies with all required setback standards.
2. 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 existing first-story is 1,152 square feet with a detached garage of 388 square feet.
With the proposed first-story modifications, the total of the first-story will be 2,147
square feet including an attached 449-square foot garage and a 37-square foot front
porch. Whereas the second-story is proposed to be a total of 1,272 square feet.
3. 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 has incorporated frosted windows that can be opened along the west and east
elevations. There are three windows on each elevation. Two windows on the West
Elevation are clerestory and the other is a regular window. All three windows on the East
Elevation are regular windows,
4. 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 modifications to the front elevation of the proposed two-story home incorporate
decorative elements that emphasize the horizontal. There is a front entry element that is
indicated to be the front porch, with the height of 10 feet and incorporates a gable-style
roofing to be consistent with the proposed second-story addition and with the existing
garage. The second-story is setback on the front elevation creating horizontal
articulation. There is also a first-story window articulation on the front elevation.
5. 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.
The proposed front setback is 33 feet to the garage and 62 feet to the main portion of the
house from the property line. The second-story setback on the front elevation is 3 feet
further from the front property line than the first-story on the main portion of the house,
ZACtiso Files\AUP12016116-10 619 N. bland Ave. (2nd Story, Large Expansion)lStaff Repottcloe
Administrative Use Permit No. 16-10
619 N. Toland Avenue
June 14, 2016- Page 7
and trimming, and minimal articulation along the front elevation of the house. The
proposed second-story addition and modification to the existing residence is
consistent with the architectural style of its surrounding residences.
(c) The development is sensitive and not detrimental to convenience and safety of circulation
lbr pedestrians and vehicles,
The existing house is accessible from a driveway off Toland Avenue and will not
negatively impact circulation or safety for pedestrians and vehicles. The subject
property is developed with front-yard setbacks greater than the minimum required by
the Municipal Code. The existing house with the proposed additions do not
negatively affect the convenience and safety of the 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 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 number and/or size of the
windows on the side and rear elevations. The applicant reduced the number and size of
all second-sum/ windows along the rear and side elevations, except those required by
the Building Code. There are no proposed decks or balconies that will increase privacy
impacts amongst the adjacent properties. Additionally, the proposed second-story meets
required setback standards.
(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.
The proposal is sensitive to the natural terrain in that there are no major terrain
modifications. The project proposes remodeling of an existing house and a second-
story addition that would not impede any scenic views from surrounding properties. The
proposed two-story addition is located in a neighborhood that is predominantly one-
story. The proposal is not out of character in comparison to the existing neighborhood
as there are other two-story homes located in the vicinity.
Z:lease Files\ MR12016\16-10 619 N. Toland Ave. (2nd Story, Large Expansion)1StaffReport.doe
Administrative Use Permit No. 16-10
619 N. Toland Avenue
June 14, 2016- Page 8
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.
VI. CONCLUSION
The applicant is requesting to construct a 509- square foot first story addition and a 1,272-
square foot second story addition to an existing single-family residence. In addition, the front
elevation of the house will be modified to incorporate new gable rooting, a 37- square foot
front porch, and a 61- square foot extension to the existing garage. The new exterior and
interior modifications will allow for four bedrooms, four full bathrooms, a kitchen, living room,
den, and game room.
Staff recommends that the following conditions of approval be included:
• The windows on the East Elevation and the West Elevation shall be clerestory or
fixed and frosted, except those that are required by the Building Code.
• Pavement in the front yard shall be limited to the width of the garage, plus an
additional six (6) feet on either or both sides of the garage driveway, or an
additional twelve (12) feet on one side of the driveway (WMMC Sec. 26-402.5).
The house with the proposed additions will have the building footprint of 2,147 square feet
(including the 449-square tbot garage at the front of the property). The surrounding
neighborhood consists of single-story homes. The proposed floor area of the home, including
the second-story (3,382 square feet) is 2.1 times larger than the average size of the surrounding
homes of 1,644 square feet.
The applicant took into consideration staff's recommendations regarding the design of the
house and discussing with the project proposal with neighboring residents. The applicant made
modifications to the house to address staff recommendations and discussed the proposal with
neighborS,
VII. STAFF RECOMMENDATION
Staff recommends that the Planning Commission choose one of the following options:
a) Adopt a resolution approving Administrative Use Permit No, 16-10.
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.
Continue the item to allow staff to prepare a resolution denying Administrative Use Permit
No. 16-10.
ZACase Files\AUP\2016 46-10 619 N. Tolland Ave. (2nd Story, Large Expansion)1SraffRepert.doc
Administrative Use Permit No, 16-10
619 N. Toland Avenue
June 14, 2016- Page 9
A resolution of approval has been prepared to allow the Commission to approve the house as
proposed.
Christine Delostrinos
Assistant Planner
REVIEWED AND APPROVED:
Je rson, MCP
Planning Director
Attachments:
Attachment .1 — Administrative Use Permit Resolution for Approval
Attachment 2 — Second Story Review- Neighbor Signatures
Attachment 3 — Plans (Available for review by the public at the West Covina Library, West Covina.
Police Department, and West Covina Planning Department)
Z:Case FileslAUPn2016116-10 619 N. Toland Ave. (2nd Story, Large Expartsion)1Staff Report.doe
r g.
Code Amendment No. 15-03
Temporary Use of Vehicle Storage
July 26, 2016 - Page 3
a. Approval of the temporary use shall be permitted up to one (1) calendar
year from the date of approval. A one (1) year extension may be approved
if the conditions of the original permit have been met.
b. In cases where an applicant requests an extension beyond two (2) years,
the extension of the temporary use shall be reviewed by the Planning
Commission for approval.
IV. CONCLUSION
The proposed amendment has been drafted and the code text is attached to the resolution for
your review (Attachment No. 1). If the Planning Commission chooses to recommend
approval of the proposed code amendment, the City Council will hold a public hearing to
consider adopting the proposed amendments.
V. ENVIRONMENTAL DETERMINATION
The proposed code amendment is exempt from the provisions of the California
Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA
Guidelines in that it consists of a code amendment, which does not have the potential for
causing a significant effect on the environment.
VI. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution recommending
approval of Code Amendment No. 15-03 to the City Council.
Je nderson, AICP
' lanning Director
Attachments:
Attachment 1 - Code Amendment Resolution
Attachment 2 — Planning Commission Minutes, May 24, 2016
Attachment 3 — Planning Commission Staff Report, Study Session, May 24, 2016
Attachment 4— Plaza West Covina Letter
ZACase Files\CODE AMEND12015115-03 Vehicle Storage1PC 7.26.161StaffReportdoe
Planning Commission Resolution No.
Code Amendment No. 15-03
July 26, 2016- Page 2
4. The proposed action is considered to be exempt from the provisions of the California
Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA
Guidelines, in that the proposed action consists of a code amendment, which does not
have the potential for causing a significant effect on the environment.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
West Covina as follows:
SECTION NO. I: The above recitals are true and correct and are incorporated herein as if
set forth herein in full.
SECTION NO. 2: Based on the evidence presented and the findings set forth, Code
Amendment No. 15-03 is hereby found to be consistent with the West Covina General Plan and the
implementation thereof and that the public necessity, convenience, general welfare, and good
zoning practices require Code Amendment No. 15-03.
SECTION NO. 3: Based on the evidence presented and the findings set forth, the
Planning Commission of the City of West Covina hereby recommends to the City Council of the
City of West Covina that it approves Code Amendment No. 15-03 to amend Chapter 26 (Zoning)
of the West Covina Municipal Code to read as shown on Exhibit "A."
SECTION NO. 4: The Secretary is instructed to forward a copy of this Resolution to the
City Council for their attention in the manner as prescribed by law and this Resolution shall go into
force and effect upon its adoption.
2
Z:\Case Files \CODE AMEND12015\15-03 Vehicle Storage\PC 7.26.161Resolution.doe
Planning Commission Resolution No.
Code Amendment No. 15-03
July 26, 2016 - Page 3
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 26 th day of July, 2016
by the following vote.
AYES:
NOES:
ABSTAIN:
ABSENT:
DATE: July 26, 2016
Dario Castellanos, Chairman
Planning Commission
Jeff Anderson, Secretary
Planning Commission
3
ZACage FileACODE AMEND12015115-03 Vehicle Storage\PC 7.26.161Resolution.doo
Planning Commission Resolution No.
Code Amendment No. 15-03
July 26, 2016 - Page 4
Exhibit A
CHAPTER 26 ZONING
SECTION 1. Section 26-206 of Article VI of Chapter 26 of the West Covina Municipal Code,
Notices, is amended to read as follows:
Sec. 26-607. — Vehicle Storage.
Primary and permanent use of vehicle storage shall not be permitted in any zone. A temporary
use as an accessory use for the storage of vehicles may be permitted subject to all of the
following conditions:
a) Temporary use of vehicle storage shall be granted only to an auto dealership with a
valid existing business license.
b) Temporary use of vehicle storage may be permitted on a vacant lot with no
discretionary review. Vacant lots used for such purposes shall comply with the
following standards:
1. Lots shall be gated and fenced with posts that are anchored into the ground and
shall not be located on public property or right-of-way.
2. The gates on the fencing to allow vehicle access shall be set back from the curb
a minimum of 20 feet.
3. Lots shall have a finished surface of a minimum three (3) inches of gravel base,
asphalt concrete or Portland concrete.
4. In such cases where gravel base is installed a Stabilized Construction
Entrance/Exit shall be provided in compliance with the most current edition of
the Los Angeles County Department of Public Works Best Management
Practice Manual.
c) Temporary use of vehicle storage may be permitted on surplus parking spaces based on
standards as set forth in sections 26-581 and 26-582_and shall require the approval of
an administrative use permit pursuant to section 26-270. Time frames for approval shall
be as follows:
4
ZACase Files\CODE AMEND12015115-03 Vehicle Storage\PC 7.26.161Resolution.doc
ATTACHMENT NO. 3 CIO of West Covina
Memorandum
AGENDA
ITEM NO. 4
DATE: May 24, 2016
TO: Planning Commission
FROM: Planning Department
SUBJECT: VEHICLE STORAGE
CODE AMENDMENT NO 15-03
I. DESCRIPTION OF APPLICATION
On September 3, 2015, a letter was received from Plaza West Covina requesting
consideration of a code amendment to allow for automobile dealers to store overstock
vehicles on the Plaza property, The Municipal Code currently requires commercial
businesses to provide a minimum number of parking spaces for use by their
employees and patrons.
On November 10, 2015 the Planning Commission adopted resolution 15-5795
initiating a code amendment to the West Covina Municipal Code to consider
standards for temporary off-site storage of vehicles by auto-dealerships.
IL BACKGROUND
The Municipal Code specifies a minimum number of required parking spaces for
types of land uses and allows for Shared parking situations for neighboring uses.
However, the Code does not currently allow the use of parking spaces for the off-
site storage of vehicles by automobile dealerships. The letter from Plaza West
Covina (Attachment No, 2) states that many dealerships are seeking to lease
parking area to store overstocked vehicles. Staff is aware that auto dealerships have
leased a variety of locations in the City to store their vehicles.
The Plaza is zoned RC (Regional Commercial). As there are likely other locations
in the City that have a similar circumstance, the code amendment will include
discussion on other Zoning Designations where vehicle storage might also be
appropriate.
Maw FileACODE AMEND\ 2015\15-03 Whicle Storagol PC 5.24.16 SOtaff Report.doe
Code Amendtnent 15-03
Storage of Vehicles
May 24, 2016 Page 2
III. DISCUSSION
The West Covina Municipal Code states in Section 26-597 (Non-residential Uses)
that the storage of new vehicles when in conjunction with an automobile dealership
is only allowed through an Administrative Use Permit, exclusively in a "Service-
Commercial" (S-C) Zone. The section also mentions public storage of vehicles in
conjunction with an auto-repair garage through an Administrative Use Permit,
exclusively in a "Manufacturing" (M-1) Zone. These standards are for the
permanent storage of vehicles.
The Municipal Code provides for joint-use parking in Section 26-581 Off-street
Parking—General Requirements. This is a discretionary approval through a
Conditional Use Permit. This use is to authorize the joint use of parking facilities
by uses that are primarily daytime and those that are primarily nighttime.
Both the Administrative Use Permit for storage of vehicles and the joint-use
parking standard are generally used for the primary use of the property parking.
Starwood' s request is to allow for temporary storage in parking facilities that are
used for parking for a business or businesses on the site.
In preparation for the initiation of the code amendment staff surveyed and obtained
information on zoning standards from thirteen neighboring cities. The jurisdictions
that were reviewed include: Anaheim, Arcadia, Cerritos, Irvine, Tustin, Monrovia,
El Monte, San Dimas, Ontario, Claremont, Duarte, and Fontana. A table was
compiled from the information that was derived from the local city surveys
(Attachment No. 3).
N. ANALYSIS
Staff has prepared a table to allow for discussion. The table provides analysis on
permanent storage of vehicles, the temporary storage of vehicles, and the time
frame allowed if temporary use is selected. (Attachment No. 3).
V. CONCLUSION
The purpose of the study session is to provide the Planning Commission with a
discussion and alternatives on the issues being studied. After discussion on the
issues, the Commission may ask for additional information to be provided which will
necessitate another study session. Alternatively, the Planning Commission may come
to a consensus on moving forward with the code amendment. If the Planning
Commission comes to an agreement on the standards to be implemented, then the
ZACase Files1CODE AMEND \2015 'U54)3. Vehicle Storagc\PC 5.24.16 S %Staff Report, doe
Code Amendment 15-03
Storage of Vehicles
May 24, 2016 - Page 2
next step will be to schedule a public hearing before the Planning Commission.
Subsequent to planning Commission review, a public hearing will be scheduled for
the City Council to determine if changes to the code are appropriate.
VI. STAFF RECOMMENDATION
Staff recommends that the Planning Commission review the information in the staff
report and attachments and provide appropriate direction to staff regarding
standards to be included in the code amendment.
Attachments:
Attachment No. 1 — Code Amendment Analysis Table
Attachment No. 2— Local City Survey On Vehicle Storage
Attachment No. 3 — Plaza West Covina Letter
ZACase Illes\CODE AMEND\2015\ 15-03 Vehiole Storage1PC 5.24.16 SS\StaffReport.doe
Use 1 OP NC RC SC
x
a
x
PB
—
---Fa
GU
x x
b
x
Notes
Alcohol off-sale (see art. XII, div. 15) x
F
c
x
T
c
Alcohol off-sale, areas of undue
concentration (see art. XII, div. 15)
..„ _
a a a
Alcohol on-sale (see art. XII, div. 15; for
nonprofit clubs and country clubs, see
separate headings)
Alcoholic treatment institutions c
. Ambulance service
I
1
1 x
1
x
Appliance repair shops
x
Art galleries
r------- _
x x
x
I x
1
a
x
x 1
_ ] Art studio x
Athletic club/Gymnasium (section 26-
685.20) c
P
c
PP
c
P
a
c
I Automated teller machines (walk-up) on the 1
premises of a financial institution
I 1 I
P P P
Automated teller machines (walk-up) not on
the premises of a financial institution a
cc
_
a a
r•---
a
Automated teller machines (drive-up)
i
c
c
1
1-
t----
i Auto rentals (outdoor display)
x
c
x
_
H---- *New automobile, motorcycle, auto or truck
trailers, truck sales, including accessory
used vehicle sales, vehicle sales, accessory
servicing, repairs, and incidental auto rental
(sales and display areas need not be within
— ---
–
_
\General Plan Update\Downtown Plan\PC Study Sessions17.26.I 61Zoning.Downtown.Use Col npare.SS.doex
Page 2
any accessory services (Outdoor Display) c c I
Use OP NC RC SCPB1 UC ! GU II ' 1 iNotes
buildings, but all other provisions of this code shall apply) (outdoor display) j-
Less than 1-Acre I
_
FT
*Used automobile, motorcycle, auto or
truck trailers, truck sales, including
accessory servicing, repairs, and incidental
auto rental (sales and display areas need
not be within buildings, but all other
provisions of this code shall apply) (outdoor
display)
,-- _
Motor vehicle sales, new or used including 1
1
_
Auto service stations (see section 26-661) c CIC c c 1 [
Auto repair garage (includes major
overhaul, paint and body repair, but
excludes tire recapping)
.-- _
; Auto repair garage including public storage
of vehicles
Bail bond service I x x
Auto supply stores (w/installation) c x x
—
i *Auto supply stores (excludes installation) c x x x x x x
1- "-- —
I r— _
1 Bakery shops x x xx x 1 x
i 1
automated teller machines) x x x
Barber and beauty shops TX x x x x
1
! Bank, savings and loan associations, and
similar financial institutions (also see
_ _
Z:\Oencral Plan UpdatelDowntown Plan\PC Study Sessions17.26.161,Zoning.Downtown.U8e Compare.SS.docx
Page 3
Use
i
_
OP NC RC Sc PB
I
UC ; GU
,
,
f
Notes 1
i Car wash (for accessory use see section 26-
i 663.5)
1 I
r__
x
c
Catering service x
1 I Cemeteries, columbariums, crematories and
mausoleums
_ –
Chemist
c
c
c_
_ _
Churches c c
c
c
x
a
7----- c
Club, private non-profit (serving of alcohol
allowed only with a club as defined by
Section 23428.9 of the California Business
and Professions Code; see art. XII, div. 15)
c
x
c
c
c
x
c
cc
c
xx
Cocktail lounge: Serving of alcohol
permitted only in conjunction with a bona
'fide eating place as defined in section 23038
of the California Business and Professions
Code (see art. XII, div. 15)
— I-- , Collection agencies
,
---:
.., ]
Commercial radio or television stations
i
c
x
a
a
c
r
i Computer game/internet access centers,
;accessory, up to nine (9) computers (see art.
XII, div. 9)
x
c
c
Computer game/internet access centers,
accessory, up to ten (10) or more
computers (see art. XII, div. 9)
Computer game/internet access centers,
main use (see art. XII, div. 9)
..
1
Z: \General Plan UpdatelDowntown Plan\PC Study Scssions17.26.161Zoning.Downtown.Use Compare.SS.doex
Page 5
Use OP NC RC SC PB Notes
Contracting services x x x x x x x
Counseling services x x x x x x x
Convention hall, trade show, exhibit
building C c
Conversions from apartments to
condominiums
c c c
Country clubs (serving of alcohol allowed
only with a club as defined in Section
23428.9 of the California Business and
Professions Code; see art. XII, div. 15)
Dance halls (public or private)
Dancing in conjunction with a commercial
use C c c
Data processing x x x
,
x x x x
Day care centers c c c c c
Delicatessens
.
x x x x x x
_
Department stores x Allowed as
Retail
Drive-in, drive-through, walk-up commercial
uses (also see automated teller machines) c
Dry cleaning or laundry, retail only, (non-
flammable and nonexplosive cleaning fluid
to be used exclusively)
x x x
IF
x x x
Efficiency units
ZAGeneral Plan LipdatelDowntown Plan1PC Study Sessions17.26.161Zoning.Downtown.Use Compare.SS.docx
Page 6
Use OP NC RC Sc PB UC GU
1
I Notes
H Electronic and TV repair shops x
f--
Emergency shelters (Homeless), up to 30
occupants within city
Emergency shelters (Homeless), greater
than 30 occupants within city
Entertainment (live) in conjunction with a
commercial use (excludes karaoke and solo
musicians, excludes adult-oriented
businesses)
c
c c c combine with
a restaurant
use
Entertainment (live) solo musicians as
background music and Karaoke in
conjunction with a commercial use
(excludes adult-oriented businesses)
P p P restaurant
use
p p p Combine
with a
Exterminators x
Farmer's Markets (Outdoor Uses Overlay
Zone)
a
Feed and grain stores Allowed as
retail
Florist shops x x x x x x x
Fortune-telling (see section 15-11) x x x x x
Game arcades (see art. XII, div. 9) c c c c c
Glass shops (excludes edging, beveling,
silvering and staining)
Glassworks and glass studios, includes
edging, etc.
,
combine
with Art
Z:\General Plan UpdatelDowntown Plan\PC Study Scssions17.26,161Zoning.Downtown.Use Compare.SS.docx
Page 7
, ! Use OP NC [RC
r- -T-
Sc
1 X
PR=
c
c
x
-
.,
Notes
I
i 1
1
E
Gallery or
Art Studio
I ! Golf course, outdoor miniature 1
1 - - ,
c
I-
1 , Golf courses or golf driving ranges c c
G rocery stores x x
x
-I-
x
Allowed as
retail
.
Allowed as
retail
—
, , 1
_ _
i . Gun shops x
cJ
c
x
c
Hospitals (human)
r _
c
x
c
c
x
----I : Hotels (excluding hotcls/motcls adult
......
c
, i ,
r—
1 Ice Cream Stores x x
1 Indoor recreation facilities 1— c c
-----c-1
Institutions of philanthropic nature c
- 1
—
x
x
c
x TT-1(
c c
x—
J_T______
c
F i
i---
c
p
Change use
to
"Nonprofit
Institution"
Jewelry stores x
1 Jewelry stores with accessory body piercing 1 i use
i
P
rc
x x
rp p
_
x
. Kennel, Accessory 1 _
x
x
x Laboratories (medical and dental)
r
Landscaping service (office only)
—
x x x x x
ZAGcncral Plan Update\Downtown Plan \PC Study Scssions17.26.16Voning.Downtown.Usc Comparc.SS.docx
Page 8
Use
... _
OP NC RC r Sc PB ' UC GU .
.
_
Notes
7 Recording studio a a
,
a
I— — R e c r e a t i o n a I centers (private) (except uses
listed individually in sec. 26-597)
Recycling centers
Donation drop boxes (attended) (See art.
XII, div. 14)
,
c c c
a
a
a
a
a
—
a
i
a
a
F
a
a
a
f
a
_
Recycling centers
Small collection facilities not in conjunction
with materials recovery facility or solid
waste transfer and processing station (See
art. XII, div. 14)
a
*
a
a
x
c
x
Recycling centers
Reverse vending machine(s)/bulk reverse
vending machine (See art. XII, div. 14)
x
c
x
1
Recycling centers
, Reverse vending machine(s) located within
or under the roof line of a commercial
structure (See art. XII, div. 14)
x x x
Recycling centers
1 Materials recovery facility (See art. XII, div.
1 14)
c
x
Recycling centers
: Solid waste transfer and processing stations
(See art. XII, div. 14)
c
T-
c
x
Religious facility c c
[
Religious supply and reading roorns x Allow as
retail
\General Plan UpdatelDowntown Plan\PC Study Sessions17.26.161Zoning.Downtown.Use Compare.SS.doex
Page 12
Use OP NC RC Sc PB UC . / GU
-
Notes
Rental service as listed in this section as
retail providing all storage of rental
equipment shall be within an enclosed
building unless specifically stated otherwise
Reprographics
,
x x x x x x x
Residential Units x x x
Accessory dwelling units a a a
I— Home Occupation x x x
Restaurant x x x
Restaurant with Alcohol (see art. XII, div. 15) a aH, a a a
,
Restaurant with dancing c c c c c F
Restaurant with solo musician or karaoke Added P P P
category
Restaurant with live entertainment c c c c c
Restaurant with outdoor seating a a
Retail (General) x x x x x x x
Riding stables and riding schools (7 acres
minimum site)
Roominghouse
Schools and colleges (private or public) c c c c c c c c
Schools (dancing, martial arts, music, art
and similar type schools) a a a a a a
Z:\Gencral Plan UpdatelDowntown Plan\PC Study Sessions17.26.161Zoning.Downtown.Use Comparc.SS.docx
Page 13
Use
,
OP NC RC SC PB UC GU
. .
4 Notes 1
1
*Secondhand stores x x x x x x i
1
Security guard service x x x x x x x
i
Shoeshine stands (as integral part of other
building) x )c x x x x X 1
Senior citizen housing (see sec. 26-679) c c c
Skilled nursing facilities, and assisted living
facilities
c
c c
Studio-art, dance, martial arts, music, etc. a a a a a a
Supermarkets
x x x Allow as
retail
Storage, new vehicles when in conjunction
with an automobile dealership
Under
Review CA
15-04
Surveying services x x x x x x x
*Swimming pool sales and service (outdoor
display) c c
Swimming pool sales and service (indoor
display) x
Swim schools
Systems, private closed circuit motion
picture transmission systems not licensed
by the FCC, in any hotel or motel
lx
c
x
c
x x x
Seems to be i
a past issue,
no longer
relevant
Tailor shops x
Z:\General Plan UpdatelDowntown Plan\PC Study Sessions17.26.161Zoning.Downtown,Use Compare.SS.cloex
Page 14
Use OP NC RC SC PB UC ;GU Notes
Tanning salon x x xx x
Tattooing (see art. XII, div. 24) c c c
Tattooing (see art. XII, div. 24) with
i : accessory permanent makeup and/or body
piercing use
c c
1 Taxidermist
1 i
Theaters, open air c c
Theaters (not open air) c c
Trailers, (temporary only) in conjunction
with a school, hospital, church or other
similar institutional use (not permitted with
commercial uses)
p p p
p P P
Truck rental accessory, not in conjunction
with automobile dealership (outdoor
display)
,
Tutoring facility c c c c c c
1 I Unattended businesses (also see automated
teller machines) P
p P P
Upholstering shops
I-
x x
Urgent care facility x x x x x x x
Veterinary Hospital c c c c c
—
Wildlife and botanical preserves
Meneral Plan Update\Downtown P lan\PC Study Sessions17.26. I 61Zoning.Downtown.Use Compue.SS.docx
Page 15
AGENGA NO.: 6b
DATE: July 26, 2016
WEST COVINA PLANNING COMMISSION
SUBCOMMITTEE DESIGN REVIEW BOARD
PLANNING CONFERENCE ROOM — ROOM 208
REGULAR MEETING
Tuesday, July 12, 2016
6:30 p.m.
MINUTES
Assistant Planner Veronica Hernandez in the Planning Department Conference Room called the
regular meeting of the Planning Commission Subcommittee Design Review Board to order at
6:35 p.m.
1. ROLL CALL
Present: Jimenez, Redholtz
Absent: None
City Staff Present: Hernandez
2. APPROVAL OF MINUTES
Motion by Jimenez seconded by Redholtz to approve the minutes from June 14, 2016.
3. OTHER MATTERS OR ORAL COMMUNICATIONS
An update was provided for Administrative Use Permit No. 15-12 (2928 Cortez Street).
Public notices went out regarding the project on June 16, 2016. Staff did not receive any
letters or calls of concern from neighboring residents. The applicant worked with staff to
mitigate impacts from the removal of an oak tree, sycamore tree, and eucalyptus tree on
the lot. The project was approved by staff on July 11, 2016.
4. REVIEW ITEMS
(A)
APPLICANT:
LOCATION:
PROPOSAL:
James Har
1237 W. Camila Road
SD No. 16-31; Request to construct a new 70-square foot
porch, a 93-square foot addition to the front of an existing
single-family residence, and a 501-square foot addition to
the rear of the house. The addition to the front would consist
of an extension of the existing dining room. The rear
addition would include a new master bedroom with a master
bathroom and walk-in closet The applicant is also
requesting approval of a new 376-square foot covered open
patio to the rear of the house.
\\Storagellplandata\PLANCOMISubcommittee.DesignReview120161MINUTES17.12.2016 minutes.doc
Subcommittee Design Review Board Agenda
Page 2 — June 14,2016
Motion by Redholtz seconded by Jimenez to have the applicant work with staff to
reduce the height of the porch. The Subcommittee for Design Review Board will
be notified when the applicant has revised the design and the project has been
approved.
(13)
APPLICANT:
LOCATION:
PROPOSAL:
Cathy Vuong
1850 E. Linda Vista Street
SD No. 16-39; Request to convert an existing 44-square
foot covered porch into an enclosed entry area to the front of
an existing single-family residence and to construct a 642-
square foot addition to the rear of the house. The rear
addition would include a new family room, studio, and
bathroom.
Motion by Jimenez seconded by Redholtz that the proposed addition is in
accordance with the Subcommittee Design Review Board Guidelines.
(C)
APPLICANT:
LOCATION:
PROPOSAL:
Grace (Sig) Guili
2240 W. Alwood Street
SD No. 16-47; Request to construct a 455-square foot
addition to the side of an existing single-family residence.
The addition would consist of a new family room,
bathroom, and bedroom.
Motion by Redholtz seconded by Jimenez that the proposed addition is in
accordance with the Subcommittee Design Review Board Guidelines, with the
added condition that the applicant install a larger window along the front of the
proposed family room.
(D)
APPLICANT:
LOCATION:
PROPOSAL:
Marvin L. Barriga
1935 E. Eckerman
SD No. 16-47; Request to construct a new 2,008-square foot
single-story house with an attached 499-square foot two-car
garage. The proposed house will feature four bedrooms and
three bathrooms. The lot is currently vacant. This item was
previously reviewed and approved by the Subcommittee for
Design Review Board on April 26, 3016 (SD 16-24). The
applicant is requesting a revision to reduce the size of the
house from 2,201 square feet to 2,008 square feet, and to
reduce the previously proposed 776-square foot three-car
garage to a 499-square foot 2-car garage.
Motion by Jimenez seconded by Redholtz that the proposed addition is in
accordance with the Subcommittee Design Review Board Guidelines
\\Storage1\plandata\PLANCOM\Subcommittee.DesignReview12016%/11NUTES17.12.2016 minutes.doc