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08-23-2016 - Regular meeting, July 26, 2016 - No. 1.pdfUNOFFICIAL MINUTES AGENDA DATE: August 23, 2016 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, July 26, 2016 The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina Council Chambers. Commissioner Redholtz led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Castellanos, Heng, Holtz, Jimenez and Redholtz Absent: None City Staff Present: Anderson, Garcia, Delostrinos, Hernandez and de Zara APPROVAL OF MINUTES: 1. Regular meeting, July 12, 2016 Motion by Redholtz, seconded by Jimenez, to approve the minutes as submitted. Motion carried 5-0 OTHER MATTERS OR ORAL COMMUNICATIONS Paul Mercier addressed the Commission regarding the sale of school property on Vincent Avenue, a letter from his neighbor regarding Code Amendment No. 15-03, Vehicle Storage on Non-residential Lots, an upscale restaurant that would like to locate in the Lakes Mixed Use Development, and his opposition to hookah lounges being allowed in West Covina. 11 Storag e 1 lplandata\PLANCOM\MINUTES 12016 MINUTES \7.26,16 minutes.doe Planning Commission Minutes Page 2 — July 26, 2016 PUBLIC HEARINGS 2. (Continued from April 26, 2016) ADMINISTRATIVE USE PERMIT NO. 15-43 CATEGORICAL EXEMPTION APPLICANT: Roberto Graciano LOCATION: 927 South Van Horn Avenue REQUEST: Request to construct 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, an 85-square foot porch to the front of the house, and a 217- square foot addition to the side of the existing garage. Currently there are a 414- square foot, single-story residence, a 690-square foot garage and a 634-square foot guest house, located to the rear of the property existing on the lot. Assistant Planner Veronica Hernandez presented the staff report. During her presentation she told the Commission that the proposed second story had been removed from the plan and the overall size of the expansion had been reduced by 1,007 square feet. In addition she told the Commission that this home was now closer in size to other homes in the area. She also told the Commission that Mr. Madrigal, the adjacent resident who had opposed the second story addition, no longer objected to the addition. Chairman Castellanos opened the public hearing. PROPONENTS: Robert Graciano, applicant, and Juan Ochoa, property owner, spoke in favor of the project. Mr. Robert Graciano told the Commission that the neighbors' concerns regarding the second story addition had been addressed with the elimination of the second story. Mr. Ochoa answered questions by the Commission regarding the existing guest house on the property. OPPONENT: Mr. Chuck Medina told the Commission that he was concerned that the house would be sold and rooms rented out in the future. In addition he told the Commission he felt the house was too big for the area and expressed his concern that the home would generate lots of traffic and vehicles in the area. Chairman Castellanos closed the public hearing. Commissioner Redholtz expressed his support of the removal of the second story addition and the reduction in the size of the home. He also expressed his opinion that the reduction would have less impact on the neighborhood. \\Storage1\plandata\PLANCOM\M1NUTES12016 MIN UTES17.26. 16 minutes.doc Planning Commission Minutes Page 3 — July 26, 2016 Commissioner Jimenez concurred with Commissioner Redholtz and expressed his appreciation to the applicant for listening to the suggestions by the Commission. Commissioner Holtz and Chairman Castellanos also expressed their support of the reduction of size in the proposed home and expressed their intention to support the project. Motion by Redholtz, seconded by Holtz, to adopt Resolution No.16-5818 approving Administrative Use Permit No. 15-43. Motion carried 5-0 3. (Continued from June 14, 2016) ADMINISTRATIVE USE PERMIT NO. 16-10 CATEGORICAL EXEMPTION APPLICANT: Hung Nguyen LOCATION: 619 North Toland Avenue REQUEST: Request 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 proposed house would be 3,163 square feet. Assistant Planner Christine Delostrinos presented the staff report. During her presentation Ms. Delostrinos told the Commission that the applicant had reduced the size of the second story addition by removing the game room. In addition, she told the Commission that the egress window on the second story had been moved in response to objections by an adjacent resident. Ms. Delostfinos also submitted a letter in support to the Commission. There was a short discussion by the Commission regarding the neighbor's response submitted by the applicant regarding the proposed second story. Chairman Castellanos opened the public hearing. PROPONENTS: Bao Pham, designer of the project, said they removed the game room in response to the request by the Commission to reduce the square footage of the second story addition. There was a short discussion by the Commission and Mr. Pham regarding the percentage of the reduction. OPPONENTS: Lynn McIlwain and William Kim spoke in opposition to the project. Mr. Mellwain said he was opposed to the size and mass of the proposed addition. In addition he expressed his concern with loss of privacy and stated his belief that the character of the neighborhood would be compromised by the large home. \\Storagel Iplandata\PLANCOM\MINUTES12016 MINUTES17.26.16 ininutes.doc Planning Commission Minutes Page 4 — July 26, 2016 Mr. Kim said he felt the proposed home is too large and would block his view of the mountains. He said he would like the second story removed. REBUTTAL: Mr. Pham said that privacy issues had been addressed and added that there were two other two-story homes in the area. Chairman Castellanos closed the public hearing. There was a discussion by the Commission regarding how to reduce the size and mass of the proposed home. The Commission advised the applicant that the home should be reduced further to make it more harmonious with the surrounding neighborhood. Commissioner Heng suggested that the size of the lot might prohibit the applicant from building enough bedrooms for his family. The property owner, Hung Nguyen, said he would like to keep the second story but was willing to reduce the size to make it more compatible with the neighborhood. After further discussion the Commission recommended the bulk and mass of the second floor be reduced so that the total floor area of the home be approximately 2,900 square feet, with the reduction coming from the second story. Motion by Castellanos, seconded by Jimenez, to continue this matter to a date uncertain to allow the applicant to revise the plan to reduce the second floor and removing the vaulted ceiling from the proposal. Motion carried 5-0. 4. CODE AMENDMENT NO. 15-03 GENERAL EXEMPTION APPLICANT: City of West Covina LOCATION: Citywide REQUEST: Consideration of development standards for temporary use of storage of new vehicles in conjunction with automobile dealerships in non-residential zones. The proposed adoption of the code amendment is categorically exempt under the California Environmental Quality Act (CEQA) Guidelines, Section 15304 (e) Minor Alterations to Land. Planning Director Jeff Anderson presented the staff report. During his presentation he also reviewed the comments by the Commission at the study session. He told the Commission that storage of vehicles would only be allowed in commercial zones, not residential zones, and that there would be requirements for improvement of vacant lots. He also spoke about requiring asphalt or gravel to be placed on dirt lots. \\Storage!. \planclata\PLANCOM\MINUTES12016 MINUTES17.26.16 rninutes.doe Planning Commission Minutes Page 5 — July 26, 2016 There was a discussion by the Commission regarding the cost of asphalt versus gravel, requiring an administrative use permit for storage of vehicles and how extension requests would be reviewed by the Commission. Chairman Castellanos opened the public hearing. PROPONENTS: Laura Gonzales, representing Plaza West Covina, said automobile dealerships often approach them about temporary storage of new vehicles. She also said the temporary storage of vehicles would be for a specific area in the parking lot. Don Reynolds, representing Reynold's Buick, said he had no preference with regard to parking stored vehicles on gravel or asphalt. He said he would prefer which ever would be the most economical. He also expressed his opinion that temporary parking lots should be maintained and clean. OPPONENTS: Paul Mercier submitted a letter in opposition to the code amendment from his neighbor. He said his neighbor was opposed to using the mall parking lot for storage of vehicles and said they believed it would negatively affect the aesthetics of the area The opponent also expressed their concern that the temporary storage lots would become permanent over time. Chairman Castellanos closed the public hearing. There was a short discussion by the Commission regarding the proposed code amendment. Commissioner Redholtz commented that the city would not allow the temporary storage of vehicles to become permanent. Motion by Holtz, seconded by Reclholtz, to adopt Resolution No. 16-5819 recommending to the City Council adoption of Code Amendment No.15-03. Motion carried 5-0. NON HEARING ITEMS 5. STUDY SESSION — DOWNTOWN PLAN Review of Land Use Standards and Potential Entertainment Uses Planning Director Jeff Anderson presented the staff report. He reviewed changes to the land use standards and said that the retail uses would be placed under the retail uses section of the code. Storagel \plandata\P LANCOMNINUTES12016 MINUTES17.26.16 minutes.doc Planning Commission Minutes PaRe 6 — July 26, 2016 Mr. Anderson also addressed potential entertainment uses for the Downtown area. He suggested that certain uses should be eliminated from the Downtown Plan and then introduced five potential entertainment uses that could be included in the Downtown Plan. Uses discussed included wine bars, craft wineries, craft breweries, cigar lounges and hookah lounges. There was a discussion by the Commission regarding the suggested uses. Commissioner Redholtz said he was opposed to hookah lounges being allowed in the Downtown area. There was also a discussion regarding craft wineries, and breweries that produce beer. Paul Mercier addressed the Commission regarding his opposition to hookah lounges and cigar lounges. Mr. Anderson told the Commission that Robert Torres had submitted a letter recommending internet vehicle sales, a transit center, research and development, and car rental businesses might be compatible uses with the Downtown area. There was further discussion by the Commission regarding prohibiting cigar and hookah lounges since they are both tobacco uses. Chairman Castellanos suggested that hookah and cigar lounges be left off as allowed uses, pending a recommendation by the City Attorney. Motion by Jimenez, seconded by Redholtz, to approve wine bars, craft wineries, draft breweries, add the accessory use of art lounges to entertainment uses, and allow research development uses in the Downtown area. Motion carried 5-0. CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Holtz asked about the code amendment for instructional tasting and expressed his concern about that code amendment. Commissioner Redholtz asked about the proposed signs for West Covina Plaza and the Auto Plaza I. PLANNING DIRECTOR'S REPORT: Planning Director Jeff Anderson said a design workshop will be held on Tuesday, August 30, 2016 to hear comments on the General Plan Update and Downtown Plan. Mtoragehplandata\PLANCOMVVIINUTES12016 MINUTES17.26.16 minutes.doc Planning Commission Minutes Page 7 — July 26, 2016 a. Forthcoming — Mr. Anderson informed the Commission that the regular meeting scheduled for Tuesday, August 9, 2016 has been cancelled due to a lack of business. He also said the August 23, 2016 meeting will be held. b. SUBCOMMITTEE FOR DESIGN REVIEW —Minutes, July 12, 2016 7. CITY COUNCIL ACTION: July 19, 2016— The City Council adopted Resolution No. 2016-66, overturning the Planning Commission denial for the revision of Administrative Use Permit No.15- 46, for a recycling center located at 1314 W. Francisquito Avenue. August 16, 2016 — The City Council will hear an appeal of the Planning Commission decision to deny Conditional Use Permit No. 15-08, Variance No. 15-08 and Tree Removal Permit No. 15-06 for a wireless telecommunications facility located at 2121 Shadow Oak Drive (Shadow Oak Park). ADJOURNMENT Chairman Castellanos adjourned the meeting at 9:35 p.m. \\Storagellplandata\PLANCOM11141NUTES1201 6 MlNUTES17.26.16 mirtutes.doe '4'4141. pr S Vincent Ave AGENDA ITEM NO. 2 DATE: August 23, 2016 PLANNING DEPARTMENT STAFF REPORT CONDITIONAL USE PERMIT NO. 16-03 ADMINISTRATIVE USE PERMIT NO. 16-22 VARIANCE NO. 16-04 CATEGORICAL EXEMPTION APPLICANT: Adrian Castaneda for Plaza West Covina LOCATION: 112 Plaza Drive I. DESCRIPTION OF APPLICATION The project consists of the installation of a 1,179-square foot tenant directory/center identification sign with an electronic reader board, located at the Plaza West Covina Mall (formerly Westfield West Covina Mall). The applicant is requesting the approval of a conditional use permit, as required for freeway sign bonus and the approval of an administrative use permit for an electronic reader board sign. The applicant is also requesting a variance to deviate from certain development standards including the number of allowed freestanding signs and maximum sign area. S California Ave Plea° West Covina V West Covina Pkwy t ..-als,,,,,,maraaus mon vJ west Covina Pkwy ... Warn, t Creek —. 1r \ Ave ZACase Files\VARIANCE12016 116-04 112 Plaza Dr (Mall Plaza Sign)1Staff Report.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 2 II. BACKGROUND The property is an irregularly-shaped lot consisting of a total of approximately 73.25 acres of land. Of this total, a portion is owned Sears Development Company, and JC Penney. Since all the businesses at the site share parking and are under one precise plan, the shopping center is considered as a single development site. Plaza West Covina Mall abuts the San Bernardino Freeway on the northern portion of the site. The site can be accessed by Garvey Avenue, Vincent Avenue, West Covina Parkway and Sunset Avenue. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Regional Commercial" (R-C) SURROUNDING LAND USES AND ZONING North: I-10 San Bernardino Freeway South: "Neighborhood Commercial" (N-C); "Single- Family Residential"(R-1) beyond Walnut Creek Wash East: "Regional Commercial" (R-C) West: "Public Building" (PB); Civic Center CURRENT DEVELOPMENT The site is currently developed as a Regional Shopping Mall (Plaza West Covina). LEGAL NOTICE Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police Department, and was mailed to 398 owners and occupants of properties located within 300 feet of the subject site. III. HISTORY On June 24, 2008, the Planning Commission Approved Precise Plan No. 08-02, Variance No. 08-06 and Administrative Use Permit No. 08-18 and certified the Negative Declaration of Environmental Impact to demolish 144,527 square feet of vacant retail space (formerly Macy's Department Store) and construct 113,927 square feet of retail space and 30,600 square feet of restaurant space. The project also included the approval of three 60-foot tall, 960- square foot center identification/advertising signs. Tenant directory/center identification sign with an electronic reader board was on the site until it was removed by Caltrans as part of the freeway widening in early 2015. ZACase Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)\Staff Report.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 3 IV. PROJECT DESCRIPTION AND ANALYSIS The project consists of an application to install a new tenant directory/center identification sign with an electronic reader board on the site that is oriented toward the freeway. The sign would be designed as a pylon sign with two posts and an overall height of 60 feet. The applicant is proposing a 1,179-square foot tenant directory/center identification sign with a 440-square foot electronic reader board. The proposed sign is located in the northwesterly comer of the subject property. There are three existing freestanding signs at the site. These signs are freestanding (pylon) signs along the 1-10 San Bernardino Freeway and were approved as center identification/advertising signs in 2008. The new freestanding tenant directory/center identification sign with an electronic reader board is oriented toward the freeway. The sign would be designed as a pylon sign with two decorative posts and an overall height of 60 feet. The applicant is proposing a 440-square foot electronic reader board sign in a decorative frame. The electronic reader board sign would advertise services provided at the Mall. The sign is also designed with a three-part sign face. The top of the sign indicates the shopping center name "Plaza West Covina", the center of the sign consisting of the electronic reader board, and the lower portion consisting six advertising tenant panels. The sign is fabricated of aluminum with a stucco finish. The applicant originally submitted plans for a pylon sign that did not feature a decorative frame, no architectural embellishments on the pylon supports, and no decorative base for the sign. The applicant worked with staff to provide a revised design based on staffs recommendations. The applicant provided a letter which indicated what the sign would be used for and why an additional new freestanding tenant directory/center identification sign with an electronic reader board is necessary for the site. The new freestanding sign is proposed as a replacement of an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic reader board, was removed in early 2015 due to the freeway widening. The sign was located directly across the drive aisle from the proposed sign location. The applicant indicated that the electronic portion of the reader board would feature a full color LED display and promote Plaza store specials to attempt to increase sales (Attachment 6). Z:\Case Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)1Staff Report.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 4 Municipal Code Requirements The Zoning Code allows commercial sites with 500,000 square feet of floor area or more one tenant directory/center identification sign with a maximum 40 feet in height and a maximum sign area of 450 square feet per face. Sites that are within 300 feet of the centerline of the freeway may increase the height and size by 75 percent up to a maximum height of 60 feet and size of 800 square feet with the approval of a conditional use permit. PERMITED PROPOSED TOTAL NO. OF SIGNS 1 4 TOTAL (Including 3 EXISTING SIGNS HEIGHT: 60 FT. SIZE: 960 SQ. FT.) PROPOSED SIGN HEIGHT: 60 FT. SIZE: 800 SQ. FT HEIGHT: 60 FT. SIZE: 1,179 SQ. FT. Also, sites that are within 300 feet of the centerline of the freeway may increase the size of their electronic reader board sign not to exceed 75 percent of total allowable sign area per face (maximum 600 square feet) with the approval of an administrative use permit. The applicant is therefore requesting a variance to allow a 1,179-square foot, 60-foot tall freestanding tenant directory/center identification with an electronic reader board which would (1) exceed the allowable number of freestanding signs; (2) and exceed the maximum allowed sign area by 379 square feet. Survey of Existing Signs Staff conducted a survey of properties along the freeway and determined that there are a total of six properties which feature electronic signs adjacent to the freeway, for a total of seven electronic signs (Attachment No. 5). All of the electronic signs are for commercial businesses, with the exception of an electronic readerboard sign for Northwest College (an institutional use), and West Covina Medical Center. Four of the signs are detached readerboard signs. One sign is a detached monument sign that does not face the freeway (located at the former Crazy Horse restaurant; the former restaurant also features an electronic readerboard sign which faces the freeway). One location has two wall-mounted electronic signs (located at Win Supply). (Attachment 5) Z:Case Files\VAR1ANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)IStaffReport.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016- Page 5 The Signs section of the Zoning Code includes the following points under Purpose (WCMC 26-301): a. Protect and enhance the positive image of the city and its property values, preserve and advance the quality of life for residents of the city, and provide a pleasing aesthetic setting for those who reside in and visit the city. b. Promote the use of signs that create a high quality visual environment and that are complimentary in scale and proportion with surrounding buildings and harmonious with surrounding neighborhoods. c. Ensure that signs do not proliferate to the extent that they create confusion and visually dominate the setting in which they are located. d. Provide for the welfare of the local business community and the economic welfare of the overall community by providing reasonable opportunities for the identification of businesses and the goods and services that they offer. e. Ensure that signs are designed and located so as to not create a hazard to the safety and movement of vehicles and pedestrians. While freestanding center identification signs are permitted under the Municipal Code under certain standards, staff considered standard (b) of the Purpose section of the sign code. The proposed sign would be significantly larger than allowed in the Code for commercial sites with 500,000 square feet of floor area or more. In 2013 a code amendment was adopted to allow sites that are within 300 feet of the centerline of the freeway an increase in height and size by 75% up to a maximum height of 60 feet and maximum size of 800 square feet. Given the recent 2013 sign standard code amendment for commercial sites such as the Plaza West Covina, staff is concerned with the size of the sign in that it does not meet the allowable sign area as set in 2013. Therefore, it is staff's suggestion that if the Commission decides to approve the variance for the proposed sign, a subsequent Code Amendment should be initiated in order to revise the section of the Municipal Code pertaining to allowable sign area to clearly indicate to the business community the sign area allowed for commercial sites 500,000 square feet of floor area or more. This concept could be discussed together with the idea discussed regarding initiating a Code Amendment for uses that allow electronic reader board signs. V. ENVIRONMENTAL DETERMINATION Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 11, Accessory Structures) in that it consists of the construction of a new sign. ZACase Files\VARIANCE2016116-04 112 Plaza Dr (Mall Plaza Sigri)IStaff Report.docx Variance No. 16-04, Conditional Use Penult No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 6 VI. REQUIRED FINDINGS Freeway Sign Bonus is for detached signs require the approval of a Conditional Use Permit. Findings necessary for the approval of a Conditional Use Permit are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well-being of the neighborhood or community. The proposed sign will allow the 1,240,797-square foot regional commercial center to advertise retail services to the community, including the promotion of retail specials. The electronic reader board sign would enable the center to gain adequate visibility from the freeway as well as to advertise the wide array of shops, services, and food establishments located at the center. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed freestanding sign is proposed as a replacement of an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic reader board that was removed sometime in early 2015 due to the freeway widening. The sign would not be located in close proximity to residential or other sensitive uses. The granting of the administrative use permit would therefore not be materially detrimental to the public welfare or properties in the surrounding area. The proposed sign is consistent with the shopping center. C. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. The proposed sign would replace an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic reader board that was removed sometime in early 2015 due to the freeway widening. The sign would be located in the same general vicinity as the existing sign. The subject property is adequate in size to accommodate the proposed sign. Z:\Case Files\VARIANCE2016116-04 112 Plaza Dr (Mall Plaza Sign)1StaffReport.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016- Page 7 d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns ofsuch a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. The property is located within the "Regional-Commercial" Zone, directly adjacent to the San Bernardino Freeway. The subject property is surrounded by arterial streets including West Covina Parkway, North Sunset Avenue, and South Vincent Avenue. The site is improved with a functioning 1,240,797-square foot regional shopping center. The proposed sign is not anticipated to substantially increase traffic through adjacent residential areas. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the conditional use permit would be consistent with the Regional Commercial General Plan designation in that it would allow for the advertisement of retail services which serves the surrounding region. The Regional Commercial designation is the highest intensity designation in the General Plan and allows for commercial facilities of regional significance. Therefore, the granting of the conditional use permit would not adversely affect the General Plan of the city. Electronic reader board signs require the approval of a Sign Exception Review under an Administrative Use Permit. Findings necessary for the approval of an administrative use permit are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community. The proposed 1,179-square foot tenant directory/center identification sign with 440- square foot electronic reader board will allow the regional commercial center to advertise retail services to the community digitally, including the promotion of retail specials. The electronic readerboard sign would enable the center to gain adequate visibility from the freeway as well as to advertise the wide array of shops, services, and food establishments located at the center. ZACase Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)IStaff Report.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 8 b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed 1,179-square foot tenant directory/center identification sign with a 440-square foot electronic reader board is proposed as a replacement of an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic reader board that was removed in early 2015 by Caltrans due to the freeway widening. The sign would not be located in close proximity to residential or other sensitive uses. The granting of the administrative use permit would therefore not be materially detrimental to the public welfare or properties in the surrounding area. The proposed sign is cohesive with the overall center. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith. The proposed sign would replace an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic reader board that was removed sometime in early 2015 due to the freeway widening. The proposed 1,179- square foot tenant directory/center identification sign with a 440-square foot electronic reader board would be located in the same general vicinity as the existing sign. The site development accommodates the proposed sign. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets. The property is located within the "Regional-Commercial" Zone, directly adjacent to the San Bernardino Freeway. The location of the property along the San Bernardino Freeway makes it difficult for businesses to provide adequate and effective signage identification to the traveling public. The proposed sign is not anticipated to substantially increase traffic through surrounding residential areas. ZACase Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)\StaffReport.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016- Page 9 e. That the granting of such administrative use permit will not adversely affect the general plan of the city, or any other adopted plan of the city. The granting of the administrative use permit for an electronic reader board would be consistent with the Regional Commercial General Plan designation in that it would allow for the advertisement of retail services which serves the surrounding region. The Regional Commercial designation is the highest intensity designation in the General Plan and allows for commercial facilities of regional significance. Therefore, the granting of the administrative use permit would not adversely affect the General Plan of the city. Findings necessary for the approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. There are exceptional circumstances that apply to the subject property that do not apply to other properties in the same vicinity and zone. The property is located within the "Regional-Commercial" (R-C) Zone, directly adjacent to the I-10 San Bernardino Freeway. The location of the property makes it difficult for business to provide adequate and effective signage identification to the traveling public due to the rate of speed of traffic. Additionally, it is difficult for drivers on the freeway to view normal- sized tenant identification signs for the center due to high speeds on the freeway. Due to the distance that separates the building from the freeway, some of the tenant units do not have the same visibility as other commercial/retail businesses along the 1-10 San Bernardino Freeway. In addition, the site is approximately 73.25 acres and developed with a wide array of retail and food establishments. The shopping center is the largest retail centers in the City and provides its residents and nearby communities with shopping opportunities. The proposed sign will enable the center to strengthen and maintain the identity of a key retail/commercial center within the region. Due to its regional level of significance, there are exceptional circumstances not applicable generally to the other property or class of use in the same vicinity and zone. ZACase Files\VARIANCE12016 116-04 112 Plaza Dr (Mall Plaza Sign)1Staff Reportdocx Variance No. 16-04, Conditional Use Pennit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 10 b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. The site is directly adjacent to the San Bernardino Freeway approximately 73.25 acres in size and has been developed with a wide array of shops, services, and food and is established as a destination retail site. The subject property is the largest shopping center with more than 1,240,797 square feet of floor area and more than 150 tenants. The proposed tenant directory/identification sign with an electronic read board would not introduce an incompatible element to the surrounding area. The City has recently approved other electronic reader board signs and static signs varying between 45-60 feet in height and up to 960 square feet area. Therefore, the granting of this variance will allow the center to enjoy similar privileges enjoyed by other commercial/retail uses and properties within the "Regional Commercial" Zone located along the 1-10 San Bernardino Freeway. c. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. The variance will allow for signage that will advertise the wide array of shops, services, and food establishments located at the regionally significant center. The proposed 1,179-square foot tenant directory/center identification sign with a 440- square foot electronic reader board would also replace an existing 57 foot tall, 471- square foot freestanding sign that included a 147-square foot electronic reader board that was removed sometime in early 2015 due to the freeway widening. The sign would not be located in close proximity to residential or other sensitive uses. The granting of the variance would therefore not be materially detrimental to the public welfare or properties in the surrounding area. The proposed sign is cohesive with the overall development. d. That the granting of such variance shall be consistent with the adopted general plan and any applicable specific plans. The granting of the variances would be consistent with the Regional Commercial General Plan designation in that it would allow for the advertisement of the wide array of shops, services, and food establishments located at the center which serves the surrounding region. The Regional Commercial designation is the highest intensity designation in the General Plan and allows for commercial facilities of regional significance. ZACase File,s1VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)1StaffReport.docx Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 11 VII. CONCLUSION The project consists of a proposal to allow a 1,179-square foot tenant directory/center identification sign with a 440-square foot electronic reader board for the Plaza West Covina. The proposed signs will deviate from certain development standards including the number of allowed signs and the maximum sign area. In considering the proposal, it is important to keep the following issues in mind: • Commercial uses within 300 feet of the freeway are permitted one freestanding sign that is no more than 75% of the total allowable sign area. Under these standards, the site would be permitted a freestanding sign that is 800 square feet in area and 60 feet in height. • The applicant is therefore requesting a variance for a freestanding 1,179-square foot tenant directory/center identification sign with a 440-square foot electronic reader board to (1) exceed the allowable number of freestanding signs; (2) and exceed the maximum allowed sign area by 379 square feet. The site is approximately 73.25 acres developed with a wide array of retail and food establishments. The shopping center is the largest community retail center within the City and provides the region with shopping and entertainment opportunities. The sign would also enhance the identity of the City's principal retail and commercial nodes. As such, allowing the proposed sign would assist the site to remain a destination point at the regional or sub-regional level. Z:\Case Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)1Staff Report.docx n Garcia Senior Planner Variance No. 16-04, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22 112 Plaza Drive August 23, 2016 - Page 12 VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions approving, Conditional Use Permit No. 16-03, Administrative Use Permit No. 16-22, and Variance No. 16-04. PREPARED BY: REVIEWED AND APPROVED: derson, AICP aiming Director Attachments Attachment No. 1 — Conditional Use Permit No. 16-03 Resolution of Approval Attachment No. 2 — Administrative Use Permit No. 16-22 Resolution of Approval Attachment No. 3 — Variance No. 16-04 Resolution of Approval Attachment No. 4— Letter from Plaza West Covina detailing the necessity for an electronic sign Attachment No. 5 — Chart detailing existing electronic signs in West Covina Attachment No. 6— Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase FilesWARIANCE2016116-04 112 Plaza Dr (Mall Plaza Sign)\Staff Reportdocx ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 16-03 CONDITIONAL USE PERMIT NO. 16-03 CATEGORICAL EXEMPTION APPLICANT: Adrian Castaneda for Plaza West Covina LOCATION: 112 Plaza Drive WHEREAS, there was filed with this City a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, for an conditional use permit to allow: a freeway sign bonus Assessor's Parcel Nos. Assessor Parcel Nos. 8474-003-051 and 073, 8474-007-030, 031, 032, 033, 034, 035, 038, 040, 036, 037, 8940-500-021 and 500, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 23r d day of August, 2016, conduct a duly advertised public hearing as prescribed by law; and WHEREAS, an administrative use permit to allow for an electronic readerboard has been submitted; and WHEREAS, a variance for signage to deviate from required sign standards has been submitted with the project; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is proposing a 1,179 square feet of sign area where 800 square feet of sign area is allowed. Therefore, the applicant is requesting the approval to allow a freeway sign bonus. ZACase Files1VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)1CUP Reso.cloc Planning Commission Resolution No. Conditional Use Permit No. 16-03 August 23, 2016 Page 2 2. The applicant is requesting the approval of an administrative use permit to construct a 60-foot tall, 1,179-square foot tenant directory/center identification sign with a 440- square foot electronic readerboard. 3. A Variance application is required to exceed allowable number of freestanding signs and exceed the maximum allowable sign area. 2. Appropriate findings for approval of an administrative use permit for are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets. e. That the granting of such administrative use permit will not adversely affect the general plan of the city, or any other adopted plan of the city. 3. Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 11, Accessory Structures) in that it consists of the construction of a new sign. ZACase Fites\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)ICUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-03 August 23, 2016 Page 3 NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings in relation to the size, height, and type of the proposed sign: a. The proposed sign will allow the 1,240,797-square foot regional commercial center to advertise retail services to the community, including the promotion of retail specials. The electronic readerboard sign would enable the center to gain adequate visibility from the freeway as well as to advertise the wide array of shops, services, and food establishments located at the center. b. The proposed freestanding sign is proposed as a replacement of an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic readerboard that was removed sometime in early 2015 due to the freeway widening. The sign would not be located in close proximity to residential or other sensitive uses. The granting of the administrative use permit would therefore not be materially detrimental to the public welfare or properties in the surrounding area. The proposed sign is consistent with the shopping center. c. The proposed sign would replace an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic readerboard that was removed sometime in early 2015 due to the freeway widening. The sign would be located in the same general vicinity as the existing sign. The subject property is adequate in size to accommodate the proposed sign. d. The property is located within the "Regional-Commercial" Zone, directly adjacent to the San Bernardino Freeway. The subject property is surrounded by arterial streets including West Covina Parkway, North Sunset Avenue, and South Vincent Avenue. The site is improved with a functioning 1,240,797-square foot regional shopping center. The proposed sign is not anticipated to substantially increase traffic through adjacent residential areas. e. The granting of the conditional use permit would be consistent with the Regional Commercial General Plan designation in that it would allow for the advertisement of retail services which serves the surrounding region. The Regional Commercial designation is the highest intensity designation in the General Plan and allows for commercial facilities of regional significance. Therefore, the granting of the conditional use permit would not adversely affect the General Plan of the city. Z:\Case Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)\CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-03 August 23, 2016 Page 4 3. That pursuant to all evidence presented, both oral and documentary, and further based on findings above, Conditional Use Permit No. 16-03 is approved subject to provisions of the West Covina Municipal Code, provided physical development of the herein described property shall conform to said plan and conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and violation of any of which shall be grounds for revocation of said variance by the Planning Commission or City Council. 4. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Department his affidavit stating he is aware of, and accepts, all conditions of this variance as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with processing this application pursuant to City Council Resolution No. 8690. 5. Costs and expenses of enforcement activities, including, but not limited to attorneys' fees, caused by applicant violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by applicant. 6. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Conditional Use Permit No. 16-03 for a freeway sign bonus on the said property is approved subject to the following conditions: a. Comply with the plans dated August 23,2016. b. Comply with all other requirements of the "Regional Commercial" (R-C) Zone. c. Comply with all other applicable requirements of Division 6, Article XII, Chapter 26 of the West Covina Municipal Code, with exception of the variance to allow for a sign taller and larger in size than what is permitted. d. The applicant shall indicate, to the satisfaction of the Planning Director, that the sign shall be dimmed to 25% of its full power at night, prior to final building permit issuance. e. The sign shall not display any moving messages. Images shall switch no more frequently than every four seconds. Z:Tase FilesWARIANCE\2016116-04 112 Plaza Dr (Mall Plaza Sign)CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-03 August 23, 2016 Page 5 f. The readerboard shall only advertise events and activities that occur on the subject property. This sign shall not advertise off-site events, businesses, products or events not directly associated with the Plaza West Covina shopping center. Tenants that advertise on the sign must have an active tenant space in the mall and must be open during regular mall hours. g. Comply with all applicable all Fire, Building and State codes. h. The readerboard shall not encroach into the public right-of-way. If a portion of the sign structure or sign panels encroach into the public right-of-way, an encroachment permit shall be obtained from the Public Works Department. i. Prior to the issuance of building permits, the applicant shall provide to the satisfaction of the Planning Director a Caltrans permit for the installation of the freestanding sign. Z:Tase Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)\CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-03 August 23, 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 23r d day of August, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: EXPIRATION DATE: August 23,2017 (If not used) Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)1CUP Reso.doc ATTACHMENT NO. 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 16-22 ADMINISTRATIVE USE PERMIT NO. 16-22 CATEGORICAL EXEMPTION APPLICANT: Adrian Castaneda for Plaza West Covina LOCATION: 112 Plaza Drive WHEREAS, there was filed with this City a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, for an administrative use permit to allow: an electronic readerboard sign on a freestanding sign Assessor's Parcel Nos. Assessor Parcel Nos. 8474-003-051 and 073, 8474-007-030, 031, 032, 033, 034, 035, 038, 040, 036, 037, 8940-500-021 and 500, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 23r d day of August, 2016, conduct a duly advertised public hearing as prescribed by law; and WHEREAS, an conditional use permit to allow for a freeway sign bonus has been submitted; and WHEREAS, a variance for a signage to deviate from required standards has been submitted with the project; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: I. The applicant is requesting the approval of an administrative use permit to construct a 60-foot tall, 1,179-square foot tenant directory/center identification sign with a 440- square foot electronic readerboard. ZACase Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)1AUP Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 16-22 August 23, 2016 Page 2 2. A conditional use permit is required to allow a freeway sign bonus. 3. The West Covina Municipal Code allows one tenant directory/center identification sign per commercial site with 500,000 square feet of floor area or more. There are three existing center identification/tenant directory signs and a total of one additional sign is being proposed. Therefore, the applicant is requesting to exceed the allowable number of signs, and to increase the allowable 800 square feet of sign area to a total of 1,179 square feet of sign area per face. 2. Appropriate findings for approval of an administrative use permit for are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets. e. That the granting of such administrative use permit will not adversely affect the general plan of the city, or any other adopted plan of the city. 3. Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 11, Accessory Structures) in that it consists of the construction of a new sign. Z:1Case Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)'AUP Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 16-22 August 23, 2016 Page 3 NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings in relation to the size, height, and type of the proposed sign: a. The proposed 1,179-square foot tenant directory/center identification sign with 440-square foot electronic readerboard will allow the regional commercial center to advertise retail services to the community digitally, including the promotion of retail specials. The electronic readerboard sign would enable the center to gain adequate visibility from the freeway as well as to advertise the wide array of shops, services, and food establishments located at the center. b. The proposed 1,179-square foot tenant directory/center identification sign with a 440-square foot electronic readerboard is proposed as a replacement of an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic readerboard that was removed in early 2015 by Caltrans due to the freeway widening. The sign would not be located in close proximity to residential or other sensitive uses. The granting of the administrative use permit would therefore not be materially detrimental to the public welfare or properties in the surrounding area. The proposed sign is cohesive with the overall center. c. The proposed sign would replace an existing 57 foot tall, 471-square foot freestanding sign that included a 147-square foot electronic readerboard that was removed sometime in early 2015 due to the freeway widening. The proposed 1,179-square foot tenant directory/center identification sign with a 440-square foot electronic readerboard would be located in the same general vicinity as the existing sign. The site development accommodates the proposed sign. d. The property is located within the "Regional-Commercial" Zone, directly adjacent to the San Bernardino Freeway. The location of the property along the San Bernardino Freeway makes it difficult for businesses to provide adequate and effective signage identification to the traveling public. The proposed sign is not anticipated to substantially increase traffic through surrounding residential areas. e. The granting of the administrative use permit for an electronic readerboard would be consistent with the Regional Commercial General Plan designation in that it would allow for the advertisement of retail services which serves the surrounding region. The Regional Commercial designation is the highest intensity designation in the General Plan and allows for commercial facilities of regional significance. Therefore, the granting of the administrative use permit would not adversely affect the General Plan of the city. Z:Tase Files WARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)\AUP Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 16-22 August 23, 2016 Page 4 3. That pursuant to all evidence presented, both oral and documentary, and further based on findings above, Administrative Use Permit No. 16-22 is approved subject to provisions of the West Covina Municipal Code, provided physical development of the herein described property shall conform to said plan and conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and violation of any of which shall be grounds for revocation of said variance by the Planning Commission or City Council. 4. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Department his affidavit stating he is aware of, and accepts, all conditions of this variance as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with processing this application pursuant to City Council Resolution No. 8690. 5. Costs and expenses of enforcement activities, including, but not limited to attorneys' fees, caused by applicant violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by applicant. 6. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 16-22 for readerboard signage on the said property is approved subject to the following conditions: a. Comply with the plans dated August 23, 2016. b. Comply with all other requirements of the "Regional Commercial" (R-C) Zone. c. Comply with all other applicable requirements of Division 6, Article XII, Chapter 26 of the West Covina Municipal Code, with exception of the variance to allow for a sign taller and larger in size than what is permitted. d. The applicant shall indicate, to the satisfaction of the Planning Director, that the sign shall be dimmed to 25% of its full power at night, prior to fmal building permit issuance. e. The sign shall not display any moving messages. Images shall switch no more frequently than every four seconds. ZACase Files1VARIANCE2016116-04 112 Plaza Dr (Mall Plaza Sign)\AUP Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 16-22 August 23, 2016 Page 5 f. The readerboard shall only advertise events and activities that occur on the subject property. This sign shall not advertise off-site events, businesses, products or events not directly associated with the Plaza West Covina shopping center. Tenants that advertise on the sign must have an active tenant space in the mall and must be open during regular mall hours. g. Comply with all applicable all Fire, Building and State codes. h. The readerboard shall not encroach into the public right-of-way. If a portion of the sign structure or sign panels encroach into the public right-of-way, an encroachment permit shall be obtained from the Public Works Department. i. Prior to the issuance of building permits, the applicant shall provide to the satisfaction of the Planning Director a Calhuns permit for the installation of the freestanding sign. ZACase Files\VARIANCE120161 16-04 112 Plaza Dr (Mall Plaza Sign)IAL1P Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 16-22 August 23, 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 23 1d day of August, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: EXPIRATION DATE: August 23, 2017 (If not used) Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)1AUP Reso.doc ATTACHMENT NO. 3 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING VARIANCE NO. 16-04 VARIANCE NO. 16-04 CATEGORICAL EXEMPTION APPLICANT: Adrian Castaneda for Plaza West Covina LOCATION: 112 Plaza Drive WHEREAS, there was filed with this City a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, for a Variance to allow: The construction of a 1,179-square foot, 60-foot tall freestanding tenant directory/center identification with an electronic reader board which would; (1) exceed the allowable number of freestanding signs; (2) and exceed the maximum allowed sign area. On that certain property generally described as follows: Assessor's Parcel Nos. Assessor Parcel Nos. 8474-003-051 and 073, 8474-007-030, 031, 032, 033, 034, 035, 038, 040, 036, 037, 8940-500-021 and 500, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 23r d day of August, 2016 conduct a duly advertised public hearing as prescribed by law; and WHEREAS, an conditional use pelluit to allow for a freeway sign bonus has been submitted; and WHEREAS, an administrative use permit for the construction of an electronic reader board sign has been submitted; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The West Covina Municipal Code allows one tenant directory/center identification sign per commercial site with 500,000 square feet of floor area or more. There are three existing center identification/tenant directory signs and a total of one additional sign is being Z:\Case Files\VARIANCE12016\16-04 112 Plaza Dr (Mall P laza Sign)\VAR Reso.doc Planning Commission Resolution No. Variance No. 16-04 August 23, 2016 Page 2 proposed. The applicant is proposing a 1,179 square feet of sign area where 800 square feet of sign area is allowed. Therefore, the applicant is proposing to exceed the sign area by 379 square feet. 2. A conditional use permit is required to allow a freeway sign bonus. 3. An administrative use permit is required to allow an electronic reader board sign. 4. Appropriate findings for approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. That such variance is necessary for preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. c. That granting such variance will not be materially detrimental to the public welfare or injurious to property or improvements in such vicinity and zone in which property is located. d. That granting such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 5. Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 11, Accessory Structures) in that it consists of the construction of a new sign. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. There are exceptional circumstances that apply to the subject property that do not apply to other properties in the same vicinity and zone. The property is located within the "Regional-Commercial" (R-C) Zone, directly adjacent to the 1-10 San Bernardino Freeway. The location of the property makes it difficult for business to provide adequate and effective signage identification to the traveling public due to the rate of speed of traffic. Additionally, it is difficult for drivers on the freeway to view normal-sized tenant identification signs for the center due to high speeds on the freeway. Due to the distance that separates the building from the freeway, some of the tenant units do not have the same visibility as other commercial/retail businesses along the 1-10 San Bernardino Freeway. In addition, the site is approximately 73.25 acres and developed with a wide array of retail and food ZACase Files\VARIANCE2016116-04 112 Plaza Dr (Mall Plaza Sign)WAR Reso.doc Planning Commission Resolution No. Variance No, 16-04 August 23, 2016 Page 3 establishments. The shopping center is the largest retail centers in the City and provides its residents and nearby communities with shopping opportunities. The proposed sign will enable the center to strengthen and maintain the identity of a key retail/commercial center within the region. Due to its regional level of significance, there are exceptional circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. The site is directly adjacent to the San Bernardino Freeway approximately 73.25 acres in size and has been developed with a wide array of shops, services, and food and is established as a destination retail site. The subject property is the largest shopping center with more than 1,240,797 square feet of floor area and more than 150 tenants. The proposed tenant directory/identification sign with an electronic read board would not introduce an incompatible element to the surrounding area. The City has recently approved other electronic reader board signs and static signs varying between 45-60 feet in height and up to 960 square feet area. Therefore, the granting of this variance will allow the center to enjoy similar privileges enjoyed by other commercial/retail uses and properties within the "Regional Commercial" Zone located along the 1-10 San Bernardino Freeway. c. The variance will allow for signage that will advertise the wide array of shops, services, and food establishments located at the regionally significant center. The proposed 1,179-square foot tenant directory/center identification sign with a 440- square foot electronic reader board would also replace an existing 57 foot tall, 471- square foot freestanding sign that included a 147-square foot electronic reader board that was removed sometime in early 2015 due to the freeway widening. The sign would not be located in close proximity to residential or other sensitive uses. The granting of the variance would therefore not be materially detrimental to the public welfare or properties in the surrounding area. The proposed sign is cohesive with the overall development. d. The granting of the variances would be consistent with the Regional Commercial General Plan designation in that it would allow for the advertisement of the wide array of shops, services, and food establishments located at the center which serves the surrounding region. The Regional Commercial designation is the highest intensity designation in the General Plan and allows for commercial facilities of regional significance. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Variance No. 16-04 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the ZACase Files\VARIANCE12016\16-04 112 Plaza Dr (Mall Plaza Sign)WAR Reso.doc Planning Commission Resolution No. Variance No. 16-04 August 23, 2016 Page 4 violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. 3. That the variance 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 precise plan as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. Costs and expenses of enforcement activities, including, but not limited to attorneys' fees, caused by applicant violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by applicant. 5. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 16-04 is approved subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on August 23, 2016. b. This variance is granted only to the extent reflected on approved plans as a 60-foot tall, 1,179-square foot freestanding sign with a 440-square foot electronic reader board and no further. Any request or modification to further deviate from zoning standards shall require the approval of a separate variance. c. Obtain all applicable permits from the Building Division. d. Comply with all requirements of the "Regional Commercial" (R-C) Zone. e. 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. f. This Variance No. 16-04 approval shall become null and void if building permit is not obtained within one (1) year of the date of this approval. g. The sign shall be significantly dimmed at night. h. The sign shall not display any moving messages. Images shall switch no more frequently than every four seconds. i. Graffiti-resistant coatings shall be used on sign structure to assist in deterring graffiti. ZACase Files\VARIANCE2016 116-04 112 Plaza Dr (Mall Plaza Sign)\VAR Reso. doe Planning Commission Resolution No. Variance No. 16-04 August 23, 2016 Page 5 Any graffiti that appears on the property shall be cleaned or removed on the same business day by the property owner. k. A City encroachment permit shall be obtained for all work undertaken in the public right-of-way or for any encroachment of the proposed sign into the public right-of-way. All work shall be done per City of West Covina Public Works Department's standards and shall be completed to the satisfaction of the City Engineer or his designee. I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 23r d day of August, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: EXPIRATION DATE: August 23, 2017 (if not used) Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:\Case Files\VARIANCE12016116-04 112 Plaza Dr (Mall Plaza Sign)WAR Reso.doc ATTACHMENT NO.4 PLAZA WEST COVINA Plaza West Covina 112 Plaza Drive West Covina, CA 91790 T 626.960.8032 F 626.337.3337 Memo Date: 6.24.2016 To: Planning Commission From: Allison Mack, General Manager CC: Adrian Castaneda, BK Signs Subject: Pylon Sign Due to the expansion of the I-10 freeway a 3 year project led by Cal Trans, Plaza West Covina's electronic reader board sign had to be removed. This iconic sign was a symbol for the mall for over 30 years. The sign did not only establish the center, but it was used to help promote community events and city events. The PWC tenants are anxiously awaiting the return of the electronic reader board; many tenants rely on it promote store specials and increase sales. We have been working with a local sign vendor to produce an updated version of the sign with newer technology. The prior sign's location cannot be used due to the freeway expansion. We are proposing a new sign that will be located in the area directly across from the prior location. We feel the design has great appeal and want to get this installed as soon as possible. ATTACHMENT NO. 5 Existing Electronic Signs in West Covina I 3120 E. Garvey Ave. South Win Supply Home Improvement Store 2 2101 W Garvey Avenue North Northwest College College (Institutional) 1 1705 Garvey Sit 'n Sleep Furniture Store 1 1360 W Garvey Avenue South Crazy Horse Restaurant (closed) 2 725 Ornage Avenue Doctors Hospital Hospital 1 PC Approved (7.12.16) West Covina Auto Plaza Car Dealerships 1 (existing, 1 pending) 1200 Plaza Drive Plaza West Covina Mall 1 Proposed AGENDA ITEM NO. 3 DATE: August 23, 2016 PLANNING DEPARTMENT STAFF REPORT PRECISE PLAN NO. 16-03 CONDITIONAL USE PERMIT NO. 16-05 VARIANCE NO. 16-03 CATEGORICAL EXEMPTION APPLICANT: Karl Huy for Travis Companies LOCATION: 801 South Glendora Avenue I. DESCRIPTION OF APPLICATION The project consists of a precise plan for the construction of a new 1,348-square foot convenience store at an existing service station. The applicant is also requesting the approval of a conditional use permit for the operation of a service station. In addition, the applicant has requested a variance to deviate from rear setback requirements. The site is located at 801 South Glendora Avenue, in the "Neighborhood Commercial" (N-C) zone. Staff is recommending approval of the precise plan, conditional use permit, and variances. Z:\Case FilesTP12016116-03 801 S. Glendora Avenue (new service station convenience store)1Staff Report 8 23 16.docx Precise Plan No. 16-03; Conditional Use Permit No. 16-05; Variance No. 16-03 801 S. Glendora Avenue August 23, 2016- Page 2 II. BACKGROUND The subject property is approximately 0.31± acres in area and is located on the southwest corner of Glendora Avenue and Cameron Avenue. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Neighborhood Commercial" (N-C) and "Service & Neighborhood Commercial" (SNC) SURROUNDING LAND USES AND ZONING North: "Service Commercial" (S-C); Retail South: "Neighborhood Commercial" (N-C); Restaurant/Retail East: "Residential Agriculture" (R-A); Department of Motor Vehicles West: "Service Commercial" (S-C); Senior Living CURRENT DEVELOPMENT Service station with convenience store and car wash LEGAL NOTICE Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police Department, and was mailed to 97 owners and occupants of properties located within 300 feet of the subject site. III. HISTORY Precise Plan No. 797 for a new service station was approved on October 1, 1986. A conditional use permit for the service station was approved through Conditional Use Permit No. 345 on June 17, 1987, and a car wash was approved through a revision to Conditional Use Permit No. 345 on November 2, 1988. IV. PROJECT DESCRIPTION AND ANALYSIS The applicant proposes to demolish the existing 383-square foot convenience store and 555-square foot car wash building located on the westerly portion of the site and to construct a new 1,348-square foot convenience store along the westerly property line and a new 138-square foot trash enclosure along the southerly property line. Additionally, five parking spaces are proposed. Three pump islands with canopies are currently located on the site and will remain. The applicant has reached out to neighboring property owners to inform them of the project. The letter sent to neighboring property owners includes a description and rendering of the proposed project (Attachment No. 5). The applicant also indicated that the same letter is given to each customer who visits the existing service station. Precise Plan: As stated, the project proposes to demolish the existing 383-square foot building and construct a new 1,348-square foot convenience store along the southerly and westerly property lines. ZACase Files\CUP12015115-17 1200 S. Glendora Avenue (new convenience store)1PCIStaff Report.dctcx Precise Plan No. 16-03; Conditional Use Permit No. 16-05; Variance No. 16-03 801 S. Glendora Avenue August 23,2016 - Page 3 The building currently consists of a small convenience store. Upon completion of the project, the new convenience store will consist of a mini-mart and will include a cashier counter, snack bar/coffee counter, reach-in coolers and freezers, storage/utility area, and restroom. Landscaping would be located within a 6.25-foot wide existing planter adjacent to the neighboring property to the south, a 5-foot wide planter along the westerly property line, and an 11.97-foot wide planter adjacent to the sidewalks on Cameron Avenue. There is also a hexagonal-shaped landscape area on the site at the easterly portion of the site along Glendora Avenue, which will remain. A total of 1,906 square feet of landscaping will be located on the site, covering 11.39 percent of the site. The Zoning Code requires a minimum of eight percent landscape coverage. The applicant is proposing a 138-square foot trash enclosure located adjacent to the neighboring property to the south in a landscape area. The trash enclosure is designed to be architecturally integrated with the building and have a solid cover to screen from neighboring views. Bike racks are also proposed in this area. Two existing driveway approaches are located on Glendora Avenue, and one approach is located on Cameron Avenue. The driveways will adequately accommodate circulation through the site. The driveway approaches shall each be reconstructed to meet ADA requirements. The Master Plan of Streets designates Glendora Avenue as a six-lane "Principal Arterial" and Cameron Avenue as a four-lane "Minor Arterial." Both streets are designed to accommodate high traffic volumes. The Zoning Code requires one parking space for every 250 square feet for retail space. The 1,348-square foot food mart building requires five spaces based on the square footage (the 65-square foot restroom and 39-square foot service area are not factored into the parking requirements). There are five parking spaces proposed. The building is designed as a stucco structure with a flat roof. A cornice is proposed along the roof parapet to allow for screening of mechanical equipment. The building features stucco finish in a combination of colors including "Café au Lair (tan), "Nutmeg" (beige), "Mocha" (brown), and "Chilled Wine" (maroon). The building also features a tower element with entry columns, stone veneer wainscoting along the front and northeast elevations, aluminum metal canopies painted brown to match the building, and smooth CMU block along all elevations. The southwest elevation will feature a splitface CMU block wall in a variety of colors. The northwest elevation (which is partially obscured by an adjacent building) is proposed with a solid tan block. The applicant will be required to pay development impacts fees as a condition of approval. The code allows for a credit for existing structures to be demolished. There is an existing 383-square foot structure on the lot, to be demolished. The proposed building would total 1,348 square feet in size. The developer will pay fees estimated at $1,360.65 (965 sq. ft. x 1.41 = $1,360.65). The impact fees will be due at the time of building permit issuance. ZACase Files1CUP12015115-17 1200 S. Glendora Avenue (new convenience store)11)C1StaffReport.docx Precise Plan No. 16-03; Conditional Use Permit No. 16-05; Variance No. 16-03 801 S. Glendora Avenue August 23, 2016 - Page 4 Conditional Use Permit: Due to the proposed redesign of the site and the new building, a conditional use permit is required for the operation of a service station and the new convenience store. Service stations may have incidental uses associated with them. These include the operation of a convenience store that sells pre-packaged foods and non- alcoholic drinks. A condition of approval has been included prohibiting the sale of alcoholic beverages. The convenience store and service station is proposed to operate on a 24-hour basis, with 1-2 employees per shift. Currently there are three fuel pump islands with a total of six fuel pumps. These canopies and fuel pumps will remain in the current configuration. Variance: The applicant is requesting a variance to deviate from the rear setback requirement. The applicant is proposing a zero-foot rear setback where a 15-foot average, 5-foot minimum setback is required. The proposed site plan provides no setback along the rear property line. The proposed building will be located adjacent to an existing building on the neighboring property to the east, which is also zone "N-C" and is developed with an office building. The adjacent building is also located along the property line. In order to meet setback requirements, the proposed building would have to be pushed out an additional 15 feet towards the center of the property. This would require the proposed building to be relocated toward the center of the lot, reducing the area for circulation and access to the fuel pump islands. Staff is supporting the variance due to size of the lot and the proximity of neighboring buildings. The existing building does not comply with the rear setback standard. Therefore, the applicant is proposing a zero setback on the rear lot line where a 15-foot average, 5-foot minimum setback is required. V. ENVIRONMENTAL DETERMINATION Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 3, New Construction of Small Structures) in that it consists of the construction of a new small structure not exceeding 2,500-square feet in floor area. VI. REQUIRED FINDINGS Findings for a Precise Plan Findings necessary for the approval of a precise plan are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. The subject property is designated "Service and Neighborhood Commercial" according to the General Plan. This designation provides for the development of trade and business uses which by their nature are of a moderate to relatively high intensity. Neighborhood commercial uses are of moderate intensity and provide ZACase Files\CUP12015115-17 1200 S. Glendora Avenue (new convenience store)1PC\StaffReport.docx Precise Plan No. 16-03; Conditional Use Permit No. 16-05; Variance No. 16-03 801 S. Glendora Avenue August 23,2016 - Page 5 convenient daily shopping facilities and are generally adjacent to or within close proximity to residential developments. Service commercial uses are of a relative high intensity—their success generally depending upon direct motorist exposure and excellent access. These commercial uses should be located with primary access to a four-lane or wider street, preferable at the intersection of a major and collector street or two four-lane or wider streets. The proposed project is consistent with the Service and Neighborhood Commercial designation in that it will be a high-intensity use, is located with primary access to a major arterial and minor arterial, and will provide a convenient service to the existing neighborhood. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. The subject property is zoned "N-C" ("Neighborhood Commercial"). The proposed improvements are consistent with almost all development standards for the "N-C" zone. The applicant is requesting the approval of a variance to reduce the minimum requirements for the rear setback. C. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. The proposed project would not increase impacts to the neighborhood in terms of traffic, public health, or safety. The service station is existing and the proposed convenience store will provide a more convenient service to patrons of the service station. The proposed convenience store will not interfere with the use or enjoyment of neighboring properties. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation. The site is located along Glendora Avenue, a principle arterial in the City of West Covina, and Cameron Avenue, a minor arterial in the City of West Covina, which are capable of handling the traffic generated by the proposed service station and convenience store. The site includes access along Glendora Avenue and Cameron Avenue and the proposed project will not create vehicle access impacts. Findings for a Conditional Use Permit Findings necessary for the approval of a conditional use permit are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community. The service station has been in existence since 1987 and currently provides a service ZACase Fi1es\C1JP\2015 115-17 1200 S. Glendora Avenue (new convenience store)\PC \Staff Report.docx Precise Plan No. 16-03; Conditional Use Permit No. 16-05; Variance No. 16-03 801 S. Glendora Avenue August 23,2016 - Page 6 to the community at a major intersection in the City. Granting of the conditional use permit will allow the service station to continue to operate and will allow for the addition of a convenience store. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The service station has operated for over 20 years and will not be detrimental to the health or safety of the existing community. The improvements to the site, including the relocation of the building, will increase the safety and welfare in the area. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith. The site of the service station is well-located along a principle arterial and a minor arterial in the City. The proposed redesign will improve traffic flow and will improve the overall operation of the existing service station. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets. The site is located along Glendora Avenue, a principle arterial in the City of West Covina, and Cameron Avenue, a minor arterial in the City of West Covina, which are capable of handling the traffic generated by the proposed service station and convenience store. The site includes access along Glendora Avenue and Cameron Avenue and the proposed project will not create vehicle access impacts. e. That the granting of such conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city. The granting of the conditional use permit will allow the existing service station to operate and is consistent with the general plan for the city. Findings for a Variance Findings necessary for the approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. The rear setback of the proposed convenience store is zero feet, while the Municipal Code requires a rear setback of a minimum of 5 feet and an average of 15 feet. The subject property is small (16,735 square feet) and the service station canopies and ZACase Files\CUP12015115-17 1200 S. Glendora Avenue (new convenience store)1PC1StaffReport.docx Precise Plan No. 16-03; Conditional Use Permit No. 16-05; Variance No. 16-03 801 S. Glendora Avenue August 23, 2016 - Page 7 pump islands are currently existing and are not proposed to be relocated. Relocating the proposed convenience store to meet the required setback would reduce the area for auto circulation. There are exceptional circumstances on the subject property due to the size of the property, the current improvements, and the location of the adjacent office building on the property to the west. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. Due to the configuration and size of the lot, expanding the size of the planting area and decreasing the size of the convenience store would negatively impact the operation of the service station by reducing its business capacity or by reducing the area for circulation around the pump islands. The reduction in the rear yard setback would allow a development that is consistent with adjacent commercial development. c. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. Reducing the development standards would not be detrimental to either the public welfare or the property and would allow the site to be developed consistently with the neighboring lot, as well as provide a logical site layout. The subject property is currently improved with a service station and, due to the size of the lot, it would be difficult to redesign the pump islands and proposed building to comply with the standards and allow for proper dimensions for a service station. d. That the granting of such variance shall be consistent with the adopted general plan and any applicable specific plans. The granting of the variance would be consistent with the general plan in that it would allow the service station to operate at its full capacity and provide a convenience store to the neighborhood. VII. CONCLUSION The proposed project for the existing service station would allow for the construction of a 1,348-square foot convenience store. The service station at this location has been in operation since 1987. The construction of a larger convenience store will provide for more convenient services to the patrons of the service station. The proposed redesign of the site allows for the convenience store to be placed in the southwest corner of the lot. The proposed variance for the rear yard setback allows the building to be located to maximize automobile circulation and landscaping. The placement of the building is similar to the adjacent buildings on the neighboring property. As this deviation allows for a logical and improved site plan, staff is recommending approval of the variance. ZACase File,s1CUP12015 115-17 1200 S. Glendora Avenue (new convenience store)TC1StaffReport.docx Precise Plan No. 16-03; Conditional Use Permit No. 16-05; Variance No. 16-03 801 S. Glendora Avenue August 23, 2016- Page 8 The design of the building and the addition of landscaping to the site will help to enhance the aesthetic look of the site and provide for a more appealing service station within the neighborhood. Therefore, the approval of the precise plan, conditional use permit, and variance as proposed would facilitate improvements to the existing site. VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Precise Plan No. 16-03, Conditional Use Permit No. 16-05, and Variance No. 16-03. PREPARED BY: REVIEWED AND APPROVED: Jeff Anderson, AICP Planning Director Attachments Attachment 1 — Precise Plan No. 16-03 Resolution of Approval Attachment 2 — Conditional Use Permit No. 16-05 Resolution of Approval Attachment 3 — Variance No. 16-03 Resolution of Approval Attachment 4 — Letter from Applicant to Neighboring Property Owners Attachment 5 — Business Operations Plan Attachment 6 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\CUP\2015 115-17 1200 S. Glendora Avenue (new convenience store)1PC \Staff Report.docx ATTACHMENT 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 16-03 PRECISE PLAN NO. 16-03 CATEGORICAL EXEMPTION APPLICANT: Karl Huy for Travis Companies LOCATION: 801 South Glendora Avenue WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to: Construct a new 2,250-square foot convenience store at an existing service station On that certain property described as: Assessor's Parcel No. 8469-015-030, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a conditional use permit (CUP No. 16-05) to allow a gasoline service station; and WHEREAS, consistent with this request, the applicant has also requested a variance (VAR No. 16-03) to deviate from development standards, including setback requirements; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 23'd day of August, 2016, conduct a duly advertised public hearings as prescribed by law; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting approval of a precise plan for the construction of a 1,348 -square foot convenience store and redesign of the site layout at an existing service station 2. The project is within the "Neighborhood Commercial" (N-C) Zone. ZACase FilesIPP12016116-03 801 S. Glendora Avenue (new service station convenience store)\Reso PP.doe Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016- Page 2 3. The project includes a conditional use permit for a service station and a variance from certain development standards. 4. Appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. 5. The project is a Categorical Exemption, Class 3 (Section 15303: New Construction of Small Structures) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) in that it consists of the construction of a new small structure not exceeding 2,500-square feet in floor area. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. The subject property is designated "Service and Neighborhood Commercial" according to the General Plan. This designation provides for the development of trade and business uses which by their nature are of a moderate to relatively high intensity. Neighborhood commercial uses are of moderate intensity and provide convenient daily shopping facilities and are generally adjacent to or within close proximity to residential developments. Service commercial uses are of a relative high intensity—their success generally depending upon direct motorist exposure and excellent access. These commercial uses should be located with primary access to a four-lane or wider street, preferable at the intersection of a major and collector street or two four-lane or wider streets. The proposed project is consistent with the Service and Neighborhood Commercial designation in that it will be a high-intensity use, is located with primary access to a major arterial and Z:\Case Fi1esTP12016116-03 801 S. Glendora Avenue (new service station convenience store)\Reso PP.cluc Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016 Page 3 minor arterial, and will provide a convenient service to the existing neighborhood. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. The subject property is zoned "N-C" ("Neighborhood Commercial"). The proposed improvements are consistent with almost all development standards for the "N-C" zone. The applicant is requesting the approval of a variance to reduce the minimum requirements for the rear setback. c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. The proposed project would not increase impacts to the neighborhood in terms of traffic, public health, or safety. The service station is existing and the proposed convenience store will provide a more convenient service to patrons of the service station. The proposed convenience store will not interfere with the use or enjoyment of neighboring properties. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. The site is located along Glendora Avenue, a principle arterial in the City of West Covina, and Cameron Avenue, a minor arterial in the City of West Covina, which are capable of handling the traffic generated by the proposed service station and convenience store. The site includes access along Glendora Avenue and Cameron Avenue and the proposed project will not create vehicle access impacts. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 16-03 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. 3. That the precise plan 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 precise plan as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or Z:\Case Files\PP12016116-03 801 S. Glendora Avenue (new service station convenience store)\Reso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23,2016 - Page 4 a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of a precise plan is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on August 23, 2016. b) Comply with all requirements of the "Neighborhood Commercial" (N-C) Zone and all other applicable standards of the West Covina Municipal Code. c) The operation of the service station shall be in compliance with Municipal Code Section 26-661 (Service Stations). d) Any proposed change to the approved site plan or floor plan must first be reviewed by the Planning, Building, and Fire Departments and shall require the written authorization of the Planning Director prior to implementation. e) These conditions of approval shall be printed on the working drawings submitted to the Building Division for review. The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. The service station is approved to operate 24-hours a day. h) The site shall not create any loud and unnecessary noise as defined in Section 15- 85 of the West Covina Municipal Code. i) This conditional use permit grants approval for the operation of a convenience store as an incidental use in conjunction with the service station. The sale of prepackaged food and non-alcoholic drinks is allowed. j) Comply with all requirements of "Art in Public Places" ordinance (WCMC Chapter 17), prior to the issuance of building permits. Artwork shall be installed or required fee paid prior to issuance of Certificate of Occupancy. k) The new development shall comply with the Development Impact Fees (Ordinance No. 2286 and Resolution No. 2015-81). Development Impact Fees for non-residential development are calculated at $1.41 per square foot. The code allows for a credit for existing structures to be demolished. There is an existing 383-square foot structure on the lot, to be demolished. The proposed building ZACase FilesIPP12016116-03 801 S. Glendora Avenue (new service station convenience store)112eso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016- Page 5 would total 1,348 square feet in size. The developer will pay fees estimated at $1,360.65 (965 sq. ft. x 1.41 = $1,360.65). The impact fees will be due at the time of building permit issuance. 1) All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3) of the Municipal Code. m) This approval does not include approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. n) All new ground-mounted, wall-mounted, and/or roof-mounted equipment not shown on the approved plans, shall be screened from all views, in a manner that is architecturally compatible with the main building. 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. o) Prior to the issuance of building permits, the applicant shall demonstrate, to the satisfaction of the Planning Director, that all roof-mounted mechanical equipment is placed behind a permanent parapet wall and is completely restricted from all ground level views, pursuant to Section 26-568 of the Municipal Code. All new pole-mounted parking lot lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. A parking lot lighting plan showing eleetrolier types and locations, average illumination levels, points of minimum illumination, and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the Planning Department and the City Engineer. r) Building and parking lot lighting is required to be architecturally integrated with the building design. Standard security wall packs are not acceptable unless they are provided with hooding that is architecturally compatible with the building. s) Areas where a two-foot parking space overhang is utilized shall not be calculated as a landscaped area for purposes of complying with minimum landscape requirements. t) Prior to the issuance of building permits, a detailed landscape and irrigation plan in compliance with AB 1881 and Executive Order B-29-15 shall be submitted to and approved by the Planning Department for all planted areas to be affected by project. Said plan shall include type, size, and quantity of landscaping materials to include a combination of trees, shrubs, and groundcover, as well as a fully Z:\Case Files TP12016\16-03 801 S. Glendora Avenue (new service station convenience store)\lleso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016 - Page 6 automatic comprehensive watering system. Landscaped 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 Department. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. All installation of landscaping and irrigation shall be completed prior to issuance of a certificate of occupancy. u) All approved materials and colors shall be clearly indicated on the plans. v) For planter areas adjacent to each drive approach, the plants shall be maintained at 30-inches or less in height. w) Clinging vines shall be installed on the walls of the proposed trash enclosure to assist in deterring graffiti. x) Graffiti-resistant coatings shall be used on all freestanding or retaining walls, fences, sign structures, or similar structures to assist in deterring graffiti. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. z) All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorate block wall with a gate constructed of durable materials and a solid architectural cover. Provide construction details prior to issuance of a building permit. aa) Prior to requesting a final inspection by the Building Division, the Planning Department shall inspect the development. bb) The asphalt at the site shall be slurry sealed at a minimum to repair cracked/broken asphalt and to get rid of oil stains. cc) The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure washed as needed to maintain the site in a clean and orderly manner. dd) All new utilities shall be placed underground prior to issuance of Certificate of Occupancy. All relocated on-site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area (WCMC 23-273). ee) The applicant shall execute an indemnity agreement, in a form provided by the City and approved by the City attorney, indemnifying the City against any and all actions brought against the City in connection with the approvals set forth herein. Z:\Case Files1PP12016116-03 801 S. Glendora Avenue (new service station convenience store)\Reso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016 - Page 7 ff) The Zoning Code gives provisions for up to three one-year extensions to keep entitlements active. Therefore, prior to August 23, 2016 (if building permits have not been obtained), you are urged to file a letter with the department requesting a one-year extension of time. The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement. Building Requirements: gg) All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. hh) Building design shall comply with the 2013 California Building Code (CBC). ii) Submit Separate application(s), plan check(s), and permit(s) is/are required for: Grading (see Engineering Division for requirements) Demolition work Block walls exceeding 6 feet in height Signs Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) vi) Plumbing vii) Mechanical viii) Electricals .1.1) Complete architectural plans prepared a by State licensed architect will be required. Submit design for review at formal plans review. kk) Complete structural plans with calculations by State licensed engineer or architect will be required. Submit design for review at formal plans review. 11) Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. mm) Compliance to California T-24 Green Building Code will be required. Submit design for review at formal plans review. nn) Separate plumbing, mechanical and electrical plan check may be required. Submit design for review at formal plans review. oo) A soils and geology report is required to address the potential for and the mitigation measures of any seismic induced landslide/liquefaction. Soils report shall address foundation design and site preparation requirements. ZACase Files\PP12016116-03 801 S. Glendora Avenue (new service station convenience store)IReso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016 - Page 8 pp) All new on-site utility service lines shall be placed underground. All relocated on-site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. WCMC 23-273. qq) A complete code analysis is required. Address type of construction, occupancy, exiting, allowable areas, allowable heights, etc. Provide a summary on the drawing. rr) Compliance with the State of California Accessibility regulations is required, including: i) Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. ii) Accessible parking: a) Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. b) Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. iii) All employee areas shall be accessible including behind counters, lounge, and dressing/locker rooms. iv) All restrooms serving the building shall be accessible. v) All public telephones, if provided, shall be accessible. At least one and 25% shall be equipped for hearing impaired, volume control. At least one telephone shall comply with CBC 1117B.2.9.2 for text telephones where there are at least 4 phones on the site. ss) Total plumbing fixtures required shall be determined by California Plumbing Code (CPC). Engineering Requirements: tt) Comply with all conditions contained in Planning Commission Resolution No. 567. Which outlined the requirements of grading, street improvement, exterior lighting, water supply, all bonds, trees, landscaping, drainage, and building related improvements, etc. uu) Sanitary sewers shall be provided to each "lot" in compliance with Municipal Code Chapter 23, Article 2, and to the satisfaction of the City Engineer. vv) The required street improvements shall include those portions of Glendora Avenue and Cameron Avenue contiguous to subject property to include: i) Remove and reconstruct existing driveway approaches to meet current ADA requirements. ii) Repair all damaged curbs, gutters, and sidewalks. ZAGase Files1P1`12016116-03 801 S. Glendora Avenue (new service station convenience store)1Reso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23,2016 - Page 9 ww) Provide street trees in tree wells with irrigation adjacent to property line within the existing parkway contiguous to subject property. xx) Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. yy) Parking lot and driveway improvements on private property for this use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City of West Covina Standards. zz) Prior to issuance of Building Permit, all of the following requirements shall be satisfied: i) A final drainage plan showing existing and proposed elevations and drainage structures (and showing existing and proposed on-site and off-site improvements) shall be submitted to and approved by the Planning Department and Engineering Division. ii) A soil erosion and sediment control plan shall be submitted to and approved by the Planning Department and Engineering Division. iii) A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the City Engineer. iv) An itemized cost estimate for all on-site and off-site improvements to be constructed (except buildings) shall be submitted to the Engineering Division for approval. Based upon the approved cost estimates, required fees shall be paid and improvement securities for all on-site and off-site improvements (except buildings) and 100% labor/material securities for all off-site improvements, shall be posted prior to final approval of the plans. aaa) Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article II of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. bbb) Provide Geotechnical Investigation Reports. ccc) Trash enclosure must have solid cover. Fire Department Requirements: ddd) NFPA 10 — Portable Fire Extinguishers Z:\Case Files\PP\2016\16-03 801 S. Glendora Avenue (new service station convenience store)1Reso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016 Page 10 eee) Required fire flow of 1,500 GPM at 20 PSI for two hours. fft) Provided one fire hydrant within 250-feet of the property line. gg0 Additional Fire Department Requirements may be set upon future review of a full set of architectural plans. Police Department Requirements: hhh) CCTV System Requirements: i) 96011 (960 x 480) recording resolution ii) H.264 video compression iii) Real-time recording 30 fbs per channel @ 960 resolution iv) 2048 bit rate v) 1 TB hard disk drive at a minimum and larger if the number of cameras require more storage to meet the 30 day storage minimum vi) Fixed cameras with complete coverage of areas that do not infringe on the privacy of patrons, PTZ (pan, tilt, zoom) optional vii) Recordings preserved for a minimum of 30 days (30 day loop minimum) viii) DVR must contain a USB port for police department personnel to easily access system and download video ZACase FileaP12016116-03 801 S. Glendora Avenue (new service station convenience store)1Reso PP.doc Planning Commission Resolution No. Precise Plan No. 16-03 August 23, 2016 - Page 11 I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 23r d day of August, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: August 23, 2016 EXPIRATION DATE: August 23, 2017 if not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:NCase FilesTP12016116-03 801 S. Glendora Avenue (new service station convenience store)\teso PP.doc ATTACHMENT 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 16-05 CONDITIONAL USE PERMIT NO. 16-05 CATEGORICAL EXEMPTION APPLICANT: Karl Huy for Travis Companies LOCATION: 801 South Glendora Avenue WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a conditional use permit to: Continue operation of an existing gasoline service station and convenience store on that certain property described as: Assessor's Parcel No. 8469-015-030, as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant is also requesting a precise plan (PP No. 16-03) to allow the construction/rehabilitation of a service station; and WHEREAS, consistent with this request, the applicant is also requesting a variance (VAR No. 16-03) to deviate from development standards, including setback requirements; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 23rd day of August, 2016, conduct a duly advertised public hearings as prescribed by law; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of a conditional use permit to continue the operation of an existing service station. The service station has been in operation since 1987. The project is located in the "Neighborhood Commercial" (N-C) Zone. 2. The project includes a precise plan for site plan and architecture and a variance from certain development standards. Z:\Case Files\PP12016116-03 801 S. Glendora Avenue (new service station convenience store)aeso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 16-05 801 S. Glendora Avenue August 23, 2016 — Page 2 3. Findings necessary for approval of a conditional use permit: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible therewith. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. 4. The project is a Categorical Exemption, Class 3 (Section 15303: New Construction of Small Structures) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) in that it consists of the construction of a new small structure not exceeding 2,500-square feet in floor area. NOW THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or community. The service station has been in existence since 1987 and currently provides a service to the community at a major intersection in the City. Granting of the conditional use permit will allow the service station to continue to operate and will allow for the addition of a convenience store. ZACase Files\PP\2016\16-03 801 S. Glendora Avenue (new service station convenience store)\Reso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 16-05 801 S. Glendora Avenue August 23, 2016 — Page 3 b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The service station has operated for over 20 years and will not be detrimental to the health or safety of the existing community. The improvements to the site, including the relocation of the building, will increase the safety and welfare in the area. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible therewith. The site of the service station is well-located along a principle arterial and a minor arterial in the City. The proposed redesign will improve traffic flow and will improve the overall operation of the existing service station. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. The site is located along Glendora Avenue, a principle arterial in the City of West Covina, and Cameron Avenue, a minor arterial in the City of West Covina, which are capable of handling the traffic generated by the proposed service station and convenience store. The site includes access along Glendora Avenue and Cameron Avenue and the proposed project will not create vehicle access impacts. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the conditional use permit will allow the existing service station to operate and is consistent with the general plan for the city. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, this Conditional Use Permit No. 16-05 is approved. 3. That the conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs ZACase FilesTP12016116-03 801 S. Glendora Avenue (new service station convenience store)aeso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 16-05 801 S. Glendora Avenue August 23, 2016 — Page 4 associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of a conditional use permit is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on August 23, 2016. b) Comply with all requirements of the "Neighborhood Commercial" (N-C) Zone and all other applicable standards of the West Covina Municipal Code. c) The operation of the service station shall be in compliance with Municipal Code Section 26-661 (Service Stations). d) Any proposed change to the approved site plan or floor plan must first be reviewed by the Planning, Building, and Fire Departments and shall require the written authorization of the Planning Director prior to implementation. e) The business may not display any banners and/or portable signs without proper permits through the Planning Department. At no time shall any signs be installed or displayed off-site. f) A minimum of five (5) parking spaces that include at least one handicap parking space shall be provided at the site at all times. g) Adequate lighting levels to assure security and discourage loitering in parking areas shall be provided. All new light fixtures are subject to the review and approval of the Planning Department. Light fixtures shall be designed and installed to minimize impacts on adjacent properties. h) All landscape areas shall be maintained at all times. Damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. i) Parking lots or other paved areas with a cracked, broken, or otherwise deteriorating surface, in excess of ten (10) percent of the surface areas shall be considered a nuisance and shall be repaired. ZACase Files1P1312016116-03 801 S. Glendora Avenue (new service station convenience store)1Reso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 16-05 801 S. Glendora Avenue August 23,2016 — Page 5 j) The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure washed as needed to maintain the site in a clean and orderly manner. k) Any graffiti that appears on the property shall be cleaned or removed within 24 hours. 1) The applicant shall execute an indemnity agreement, in a form provided by the City and approved by the City Attorney, indemnifying the City against any and all actions brought against the City in connection with the approvals set forth herein. m) Approval of Conditional Use Permit No. 16-05 is contingent upon approval of Precise Plan No. 16-03 and Variance No. 16-03. n) This resolution shall supersede Resolution No. 6-87-3549 approved for the service station use in 1987. o) The following uses shall not he permitted on the site: 1) Sale of alcoholic beverages. ii) Subleasing of floor space or site area except for use specifically authorized by Section 26-663, subparagraphs (a) through (i), (k) and (m) of the West Covina Municipal Code. The service station operations allowed under this conditional use permit shall not be allowed to be established or maintained without facilities to pump gasoline. q) These conditions of approval shall be printed on the working drawings submitted to the Building Division for review. r) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. s) The service station is approved to operate 24 hours a day, 7 days a week. t) The conditional use permit may be revoked, amended and suspended by the Planning Commission under the provisions of Section 26-253 of the West Covina Municipal Code. u) The site shall not create any loud and unnecessary noise as defined in Section 15- 85 of the West Covina Municipal Code. ZACase Files\PP12016116-03 801 S. Glendora Avenue (new service station convenience store)\Reso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 16-05 801 S. Glendora Avenue August 23, 2016 — Page 6 v) This conditional use permit grants approval for the operation of a convenience store as an incidental use in conjunction with the service station. The sale of prepackaged food and non-alcoholic drinks is allowed. w) This approval shall become null and void if building permit is not obtained within one (1) year of the date of this approval. x) The business owner and manager of the establishment shall be strictly accountable for compliance with all conditions imposed as part of this conditional use permit, whether or not the owner or manager is personally present at the location. Police Department Requirements: y) CCTV System Requirements: i) 960H (960 x 480) recording resolution ii) H.264 video compression iii) Real-time recording 30 fbs per channel @ 960 resolution iv) 2048 bit rate v) 1 TB hard disk drive at a minimum and larger if the number of cameras require more storage to meet the 30 day storage minimum vi) Fixed cameras with complete coverage of areas that do not infringe on the privacy of patrons, PTZ (pan, tilt, zoom) optional vii) Recordings preserved for a minimum of 30 days (30 day loop minimum) viii) DVR must contain a USB port for police department personnel to easily access system and download video ZACase Files\PP2016116-03 801 S. Glendora Avenue (new service station convenience store)\Reso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 16-05 801 S. Glendora Avenue August 23, 2016— Page 7 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 23 14 day of August, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: August 23, 2016 EXPIRATION DATE: August 23, 2016 if not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Filea131.2016116-03 801 S. Glendora Avenue (new service station convenience store)aeso CUP.doc ATTACHMENT 3 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING VARIANCE NO. 16-03 VARIANCE NO. 16-03 CATEGORICAL EXEMPTION APPLICANT: Karl Huy for Travis Companies LOCATION: 801 South Glendora Avenue WHEREAS, there was filed with this Commission a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a variance to allow: The applicant has requested a variance to install landscaping areas and construct a new 1,348-square foot convenience store that will deviate from development standards for rear setback requirements, On that certain property generally described as follows: Assessor's Parcel No. 8469-015-030, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant is also requesting a precise plan (PP No. 16-03) to allow the construction/rehabilitation of a service station; and WHEREAS, consistent with the request, the applicant is also requesting a conditional use permit (CUP No. 16-05) to allow a gasoline service station; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 23r d day of August, 2016, conduct duly advertised public hearings as prescribed by law; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The Municipal Code includes standards for minimum setback requirements in "Neighborhood Commercial" (N-C) zones. The code requires a five-foot minimum, 15- foot average rear yard setback. ZACase Files1131312016116-03 801 S. Glendora Avenue (new service station convenience store)\Reso VAR.doc Planning Commission Resolution No. Variance No. 16-03 August 23, 2016- Page 2 2. The project includes a precise plan for site plan and architecture and a variance from certain development standards. 3. Appropriate findings for approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. c. That granting such variance will not be materially detrimental to the public welfare or injurious to property or improvements in such vicinity and zone in which property is located. d. That granting such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 4. The project is a Categorical Exemption, Class 3 (Section 15303: New Construction of Small Structures) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) in that it consists of the construction of a new small structure not exceeding 2,500-square feet in floor area. NOW, therefore, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. The rear setback of the proposed convenience store is zero feet, while the Municipal Code requires a rear setback of a minimum of 5 feet and an average of 15 feet. The subject property is small (16,735 square feet) and the service station canopies and pump islands are currently existing and are not proposed to be relocated. Relocating the proposed convenience store to meet the required setback would reduce the area for auto circulation. There are exceptional circumstances on the subject property due to the size of the property, the current improvements, and the location of the adjacent office building on the property to the west. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. ZACase Files\PP12016116-03 801 S. Glendora Avenue (new service station convenience store)IReso VAR.doc Planning Commission Resolution No. Variance No. 16-03 August 23, 2016- Page 3 Due to the configuration and size of the lot, expanding the size of the planting area and decreasing the size of the convenience store would negatively impact the operation of the service station by reducing its business capacity or by reducing the area for circulation around the pump islands. The reduction in the rear yard setback would allow a development that is consistent with adjacent commercial development. c. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. Reducing the development standards would not be detrimental to either the public welfare or the property and would allow the site to be developed consistently with the neighboring lot, as well as provide a logical site layout. The subject property is currently improved with a service station and, due to the size of the lot, it would be difficult to redesign the pump islands and proposed building to comply with the standards and allow for proper dimensions for a service station. d. That the granting of such variance shall be consistent with the adopted general plan and any applicable specific plans. The granting of the variance would be consistent with the general plan in that it would allow the service station to operate at its full capacity and provide a convenience store to the neighborhood. 2. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 16-03 is approved subject to provisions of the West Covina Municipal Code, provided physical development of the herein described property shall conform to said plan and conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and violation of any of which shall be grounds for revocation of said variance by the Planning Commission or City Council. 3. That the variance 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 Department his affidavit stating he is aware of, and accepts, all conditions of this variance as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with processing this application pursuant to City Council Resolution No. 8690. 4. Costs and expenses of enforcement activities, including, but not limited to attorneys' fees, caused by applicant violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by applicant. Z:Case Files\PP12016116-03 Sfill S. Glendora Avenue (new service station convenience store)1Reso VAR.doc Planning Commission Resolution No. Variance No. 16-03 August 23, 2016 - Page 4 5. That the approval of a variance is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on August 23, 2016. b) Comply with all requirements of the "Neighborhood Commercial" (N-C) Zone and all other applicable standards of the West Covina Municipal Code. c) The operation of the service station shall be in compliance with Municipal Code Section 26-661 (Service Stations). d) Any proposed change to the approved site plan or floor plan must first be reviewed by the Planning, Building, and Fire Departments and shall require the written authorization of the Planning Director prior to implementation. e) These conditions of approval shall be printed on the working drawings submitted to the Building Division for review. 0 The approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. The variance allows a zero-foot rear setback for the convenience store building. No other variances are approved. h) This approval shall become null and void if building permit is not obtained within one (1) year of the date of this approval. i) The business owner and manager of the establishment shall be strictly accountable for compliance with all conditions imposed as part of this conditional use permit, whether or not the owner or manager is personally present at the location. Z:\Case Files\PP12016116-03 801 S. Glendora Avenue (new service station convenience store)aeso VAR.doc Planning Commission Resolution No. Variance No. 16-03 August 23, 2016- Page 5 I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 23r d day of August, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: August 23rd, 2016 EXPIRATION DATE: August 23rd, 2017, if not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson AICP, Secretary Planning Commission Z:ICase FilesTP12016116-03 801 S. Glendora Avenue (new service station convenience store)1Reso VAR.doc ATTACHMENT 4 G&M Oil Company, Inc. G&M Oil Co., LLC July 2016 Dear Local Neighbor: The purpose of this letter is to inform you that G&M Oil Company, Inc. is currently in the process of processing and obtaining entitlement approval from the City of West Covina for renovations to our current service station and convenience mart facility located at 801 S. Glendora Avenue. As part of our ongoing local neighborhood outreach program we want to advise you of this project and introduce to you our plan to renovate and update this property. Please see the back side of this flyer for the rendering. G&M Oil Company, Inc. has filed a Conditional Use Permit application with the City Planning Division to remove the existing car wash and convenience mart building and replace it with a new state of the art convenience store building. If approved the new convenience store will provide a more contemporary appearance, provide complete interior and exterior ADA accessibility and all typical local convenience store items. Landscaping, parking and lighting improvements are also proposed as part of the project. The existing fuel islands, fuel operations and raised canopy will remain as is. As your local business neighbor we look forward to continually serving the community and providing the services and support needed in the City of West Covina. Our proposed project will continue to serve the community and further our dedication and commitment to the community. We welcome any comments or suggestions you may have regarding our proposed project. Should you wish to express any comments or suggestions you may contact the General Manager at 714- 375-4700. Sincerely, G&M Oil Company, Inc. 116-0040 ,J0z 27 44006.07.. 16868 A Lane • Huntington Beach, California, 92647 • Phone 714-375-4700 • www.grnoc.corn ATTACHMENT 5 G&M Oil #117 - West Covina 801 S. Glendora Avenue, West Covina, California Project Description and Business Operations Plan Project Description The proposed project site is located at the southwest corner of the intersection of Glendora Avenue and Cameron Avenue. The street address for the project site is 801 S. Glendora Avenue. The project site is currently zoned CS and is currently occupied with the existing G&M Oil commercial use (retail gasoline station and convenience store with a car wash). The project site is currently improved with existing building structures, a raised canopy structure, a drive thru car wash structure, multiple fuel dispensing devices, a trash enclosure, underground storage tanks, paving and site improvements along with major landscape and driveway improvements. The proposed project involves the demolition and replacement of the existing convenience store and car wash building with one new convenience store building. The proposed convenience store will continue to provide for the sale of typical neighborhood and community goods such as coffee and beverages, pre-package goods and convenience items. No changes are proposed to the existing canopy, fuel dispensers or fueling activities/operations. The improvements included within the new building will include a new walk-in cooler, a unisex ADA compliant restroom, a storage area, a transaction/cashier area, utility room and sales area. The exterior of the building will provide a contemporary styled architecture to be in accordance with the guidelines established Corporate Chevron and G&M Oil Company, Inc. The project will also include the installation of five (5) regular parking spaces, a handicap stall, pedestrian path of travel, additional landscape improvements, new paving, parking, lighting and drainage improvements. A new AB 341 compliant trash enclosure will also be included in the project. Lastly, bicycle parking will be installed on the property. As stated previously the existing fuel operations, underground storage tanks, fuel dispensers, fuel canopies and pump islands are NOT A PART of this project proposal. They will all remain as is. Operations The operational plan of the project is consistent and reflective of the existing site activity. Key site operation details are as follows and are identical to the existing operations and functions of the current facility. 1. Hours of Operation — The site currently operates 24 hours a day. The site will continue to operate 24 hours a day. 2. Days of Operation — The site is open seven (7) days a week. 3. Number of Shifts — There are currently three shifts per day. 1 4. Employees per Shift — The number of employees per shift can vary from 1 to 2 depending on the time of year and time of day. During most typical shift changes there will be two employees on site. 5. On Site Manufacturing - None. 6. On Site Automotive Services - None. 7. On-Site Monitoring - The new project will include the installation of expanded CCTV cameras throughout the property to maintain and continue the monitoring and policing of the property to provide public safety and general welfare for G&M's customers. G&MOil#117-01-ProjectDescrip1ion 2 II T, SUBJECT PROPERT =5 monaftwt emi MIN AGENDA ITEM NO. 4 DATE: August 23, 2016 PLANNING DEPARTMENT STAFF REPORT PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 15-51 CATEGORICAL EXEMPTION APPLICANT: Karin Ross - Kamus + Keller LOCATION: 2934 East Garvey Avenue South I. DESCRIPTION OF APPLICATION The applicant is requesting to modify plans that were previously approved by the Planning Commission for a facade remodel of an office building. The request includes removing the existing archway on the front elevation, removing the approved canopies along the north and east elevations and installing a new automatic wrought iron security gate for the underground parking (access with a card key). CiD 1=11.30.111W/GLVTalh n.r4 ZACase Files\PD MO1312015115-51 2934 E. Garvey Avenue (Facade Remodel)18.23.161Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South August 23, 2016- Page 2 Staff is recommending approval of the Planning Director's Modification. SUMMARY OF DATA The subject property is approximately 70,685-square feet and is located south of the Interstate 10 San Bernardino Freeway on East Garvey Avenue South. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Medium Commercial" (C-2); commercial building SURROUNDING LAND USES AND ZONING North: Interstate 10 San Bernardino Freeway South: "Multi-Family Medium"; Medici Apartments East: "Neighborhood Commercial" (N-C) Zone; In-N-Out Burger West: "Medium Commercial" (C-2); commercial building CURRENT DEVELOPMENT Commercial building LEGAL NOTICE No legal notice is required for Planning Director's Modifications On February 9, 2016 the applicant requested that the item be continued to allow the owner, the design firm, and the contractor time to discuss an alternate design that is more appropriate for the budget provided (Attachment No. 3). The Planning Commission continued the item on a 5-0 vote to March 8, 2016. On March 8, 2016 the revised project proposal was presented to the Planning Commission and was approved under the conditions that were presented before the Planning Commission (Attachment No. 4). The applicant proposed to modify the building with wood accent tile treatment and canopies above the windows. The improvements included two architectural features facing the street frontage elevations on the north and northeast part of the building with an installment of wood panel tiling on the front entrance and wood tile canopies over the windows. The modification of the facade included repainting the building with the following colors: a light off-white color of "Alpaca" as the main building color; a dark beige color of "Chauntra Gray" as the accent color; and a dark brown color for the trimming on the canopies of "Backdrop." The approval also included conditions for landscape improvements and the improvement of the trash enclosure. On June 14, 2016 the applicant submitted a request to modify the approved plans which include removing the existing archway on the front elevation, omitting the approved canopies along the north and east elevations and installing a new automatic wrought iron security gate for the underground parking (access with a card key). The building has been painted as per the plans approved by the Planning Commission. The arch located on the front elevation is in process of being removed. Z:\Case Files\PD MOD\2015\15-51 2934 E. Garvey Avenue (Facade Remodel)\8.23.161Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South August 23, 2016 - Page 3 IV. PROJECT DESCRIPTION AND ANALYSIS Façade Improvement The applicant is requesting to remove the approved canopy features along the north and the east elevations of the building that were initially proposed and approved. The applicant states that the canopies cannot be supported by the existing building infrastructure. The existing archway included in the initial proposal is proposed to be removed in order to place the approved wood tile facade treatment on the front elevation of the building. Site Plan The applicant proposes to install a new automatic wrought iron security gate at the parking entrance along the north elevation. The security gates are to remain closed with exclusive access by using a card key. Provided below is a chart summary of the original proposals that were approved by the Planning Commission on March 16, 2016 and the proposed modifications. Original Approval, March 16, 2016 Proposed Modifications, August 23, 2016 Repainting the existing building with the colors of an off white color "Alpaca," a beige color of "Chauntra Gray," and a dark brown color of "Backdrop" No changes Construction of on architectural feature on the street frontage elevations consisting of wood accent tile. The north portion of the elevation will consist of the entryway feature with the height of 56 feet and width of 56 feet No changes 5- foot minimum requirement for the architectural entry feature return on the roof, to screen the structural supports and to add depth No changes Omitting all proposed canopy features on the front elevations of the building Mounting of canopy features on alternating window expanses. The canopy will extend 36 inches. The canopy will be composed of wood panels. The canopy will be supported by a 1- inch round pipe support tied and mounted into the wall Proposing a wrought iron security gate for the underground parking and accessible exclusively by a card key Z:Wase Files1PD MOD12015 115-51 2934 E. Garvey Avenue (Facade Remodel)18.23.161Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South August 23, 2016- Page 4 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 an existing structure and existing facilities. VI. CONCLUSION The applicant is requesting to modify plans that were previously approved by the Planning Commission for a facade remodel of an office building. The request would modify the original approval by omitting the proposed canopies and installing a new automatic wrought iron security gate for the underground parking (access with a card key). VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Planning Director's Modification No. 15-51, subject to the following conditions: a. Comply with plans and color palette reviewed by the Planning Department and Planning Commission on August 23, 2016. b. Comply with all applicable sections of the West Covina Municipal Code. c. Comply with all requirements of the "Regional Commercial" (R-C) Zone. d. The facade improvements shall include the following: • Repainting the existing building with the colors of an off white color "Alpaca," a beige color of "Chatintra Gray," and a dark brown color of "Backdrop." • Construction of the architectural feature on the street frontage elevations consisting of wood accent tile. The north portion of the front elevation will consist of the entryway feature with the height of 56 feet and width of 56 feet. Removing the existing archway along the north elevation of the existing building • 5-foot minimum requirement for the architectural entry feature return on the roof, to screen the structural supports and to add depth. • Installing an automatic wrought iron security gate at the front parking entrance along the north elevation ZACase Files\PD MOD 12015115-51 2934 E. Garvey Avenue (Facade Remodel)18.23.161Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South August 23, 2016 - Page 5 e. The approval is for improvements to the existing building façade. There will be no additional floor area and height extension in conjunction with this approval. f. Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. g. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. h. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti. If the landscaping at the site is rehabilitated, 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 (Landscape Plans shall include all areas where landscaping is modified). 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. Provide a balance of landscaping including ground cover, shrubs, and trees, within the landscape planter in the following areas: • Landscaping on the south end of the property located adjacent to the creek. • Upgrade and increase plant materials in the east side of the entry. k. Where necessary install new plant materials through the center effected by the proposed construction. 1. Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. m. 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. ZACase Files1PD MOD12015115-51 2934 E. Garvey Avenue (Facade Remodel)18.23.161Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South August 23, 2016- Page 6 n. The corrugated roofing material proposed on the trash enclosure shall be screened on all sides from public view, or a different roofing material selected. o. 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. P. 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. q. 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. r. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. s. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. t. The operation of the facility shall comply with the West Covina Noise Ordinance. u. That any proposed change to the approved site plan, floor plan, or elevations be reviewed by the Planning, Building, and Fire Departments, and that the written authorization of the Planning Director shall be obtained prior to implementation. v. Any new gutters and downspouts shall not project from the vertical surface of the building pursuant to section 26-568 (a) (3). w. 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. x. Remove the existing cabinet sign on the easterly side of the building. y. All new on-site utility service lines shall be placed underground. z. This permit is valid for twelve months from the date of approval. If the work is not completed within this period the approval will expire. ZACase Files1PD MO13\2015115-51 2934 E. Garvey Avenue (Facade Remodel)18.23.161Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South August 23, 2016 Page 7 aa. This approval does not include the approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. bb. Engineering Department Conditions: 1. 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 a solid architectural cover. Provide construction details prior to issuance of a building permit. cc. Building Department Conditions: 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 b. Signs c. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) d. Plumbing e. Mechanical f. Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. Z:\Case Files\PD MOD12015115-51 2934 E. Garvey Avenue (Facade Remodel)18.23.161Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South August 23, 2016- Page 8 PREPARED BY: Christine Delostrinos Planning Assistant REVIEWED AND APPROVED: Jeff pliferson, AICP Planning Director Attachments: Attachment No. 1 — Staff Report- Continuation, Planning Commission February 9, 2016 Attachment No. 2— Staff Report, Planning Commission March 8, 2016 Attachment No. 3 — March 8, 2016 Planning Commission Minutes Attachment No. 4 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase FileaD MOD12015 115-51 2934 E. Garvey Avenue (Facade Remodel)18.23.161Staff Report - 3.8.16.doc ATTACHMENT NO. 1 AGENDA ITEM NO. 5 DATE: February 9., 2016 PLANNING DEPARTMENT STAFF REPORT PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 15-51 CATEGORICAL EXEMPTION APPLICANT: Marsial Seda LOCATION: 2934 East Garvey Avenue South I. DESCRIPTION OF APPLICATION The project consists of a proposal to remodel the exterior of an existing commercial office building located at the abovementioned address. The subject property is located in a "Medium Commercial" (C-2) Zone. Staff is recommending approval of the planning director's modification. Z:1Case Elles\PD MOD12015115-51 2934 E. Garvey Avenue (Facade Remodel)\Staff Repartdee Planning Director's Modification No. 15-51 2934 East Garvey Avenue South February 9, 2016 - Page 2 SUMMARY OF DATA The subject property is approximately 70,685-square feet and is located south of the Interstate 10 San Bernardino Freeway on East Garvey Avenue South. EWE "Medium Commercial" (C-2); commercial building North: Interstate 10 San Bernardino Freeway South: "Multi-Family Medium"; Medici Apartments East: "Neighborhood Commercial" (N-C) Zone; In-N-Out Burger West: "Medium Commercial" (C-2); commercial building Commercial building No legal notice is required for Planning Director's Modifications IV. PROJECT DESCRIPTION AND ANALYSIS The applicant is proposing to modify the exterior facade of an existing 54,093 square foot building. The subject property is located south of the Interstate 10 San Bernardino Freeway on East Garvey Avenue South to the west of Barranca Street. The building is located in a "Medium Commercial" zone Façade Improvement The modification of the facade includes repainting the building with the following colors: a light off-white color of "Alpaca" as the main building color; a dark beige color of "Chauntra Gray" as the accent color; and a dark brown color for the trimming on the canopies of "Backdrop," The applicant is proposing to modify the building with wood accent tile treatment and canopies above the windows. The improvements include two architectural features facing the street frontage elevations on the north and northeast part of the building. The architectural feature will be composed of a wood accent tile to bring prominence to the entry of the building. The entryway feature on the north elevation will be 56 feet in height and 56 feet in width. The entryway feature will have a 10- foot return on the roof to screen the structural supports and to add depth. The east portion of the front elevation will have a complimenting architectural feature, this feature will also be 56 feet in height and will wrap around an existing stairwell with the same wood accent tile treatment. The proposed canopy feature will be composed of wood paneling and will be mounted over some of the windows on the north elevation(including angled portion) and east elevation. ZACase Files\PD MOD\2015115-51 2934 E. Garvey Avenue (Facade Remodel)\Staff Report.doe Planning Director's Modification No. 15-51 2934 East Garvey Avenue South February 9, 2016 - Page 3 The canopy feature will allow articulation on the existing building's architectural massing. Trash Enclosure The existing trash enclosure will be modified to comply with Municipal Code standards. The proposed modification will include a new pre-fabricated corrugated metal roof As a conditions of approval, the proposed corrugated metal roof shall screened be on all sides from public view or an alternative roofing material be used. 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 (C.EQA) since the project involves only the rehabilitation of an existing structure and existing facilities. VI. CONCLUSION The applicant is proposing to remodel the exterior of the existing commercial building. The modifications will serve to modernize the exterior of the building. Conditions have been included to require the improvements to landscaped areas that need attention. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Planning Director's Modification No. 15-51, subject to the following conditions: a. Comply with plans and color palette reviewed by the Planning Department and Planning Commission on February 9, 2016. b. Comply with all applicable sections of the West Covina Municipal Code. c. Comply with all requirements of the "Regional Commercial" (R-C) Zone. d. The facade improvements shall include the following: • Repainting the existing building with the colors of a off white color "Alpaca," a beige color of "Chauntra Gray," and a dark brown color of "Backdrop." • Construction of two architectural features on the street frontage elevations consisting of wood accent tile. The north portion of the front elevation will consist of the entryway feature with the height of 56 feet and width of 56 feet. The east portion elevation will have the height of 56 feet and will wrap around the existing stairwell. ZACase Files\PD M0112015 \15-51 2934 E. Garvey Avenue (Facade Rernedel)1Staff Report.doc Planning Director's Modification No, 15-51 2934 East Garvey Avenue South February 9, 2016 - Page 4 • Mounting of canopy features on alternating window expanses. The canopy will extend 36 inches. The canopy will be composed of wood panels. e. The approval is for improvements to the existing building facade. There will be no additional floor area and height extension are in conjunction with this approval. f. Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. g. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. h. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti. 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 (Landscape Plans shall include all areas where landscaping is modified). 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. Provide a balance of landscaping including ground cover, shrubs, and trees, within the landscape planer in the following areas: • Landscaping on the south end of the property located adjacent to the creek. • Upgrade and increase plant materials in the east side of the entry. k. Where necessary install new plant materials through the center effected by the proposed construction. 1. Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. m. 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 ZACase Files\PD MOD\2015115-51 2934 E Garvey Avenue (Facade Remodel)\Staff Report.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South February 9, 2016- Page 5 materials and an architectural cover. Provide construction details prior to issuance of a building permit. n, The corrugated roofing material proposed on the trash enclosure shall be screened on all sides from public view, or a different roofing material selected. o. 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. P- 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. q. 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. r. 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. s. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. t. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. u. The operation of the facility shall comply with the West Covina Noise Ordinance. v. That any proposed change to the approved site plan, floor plan, or elevations be reviewed by the Planning, Building, and Fire Departments, and that the written authorization of the Planning Director shall be obtained prior to implementation. w. Any new gutters and downspouts shall not project from the vertical surface of the building pursuant to section 26-568 (a) (3). x. The location of new electrical transformers, vaults, antennas, mechanical, and all other equipment not indicated on the approved plans must be approved by the ZACase Files1PD MOD12015115-51 2934 E. Garvey Avenue (Facade RemodeDIStaffReport.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South February 9, 2016 - Page 6 Planning Director prior to the issuance of building permit. Provide construction details prior to the issuance of a building permit. y. Remove the existing cabinet sign on the easterly side of the building. z. All new on-site utility service lines shall be placed underground. aa. 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. bb. This approval does not include the approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. cc. Engineering Department Conditions: I. 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 a solid architectural cover. Provide construction details prior to issuance of a building permit. dd. Building Department Conditions: 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 b. Signs e. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) d. Plumbing e. Mechanical E Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. ZACase Files \PD MOD\ 2.015U 5-51 2934 E. Garvey Avenue (Facade Remodep\Staff Report.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South February 9, 2016- Page 7 PREPARED BY: ClAstine Delostrinos Planning Assistant REVIEWED AND APPROVED: Jeff MCP Planning Director Attachments: Attachment 1 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) nCase FileaD MOD\2015 115-51 2934 E. Garvey Avenue (Facade Rernodel)\Staff Renort.cloe ATTACHMENT NO. 2 AGENDA ITEM NO. 3 DATE: March 8, 2016 PLANNING DEPARTMENT STAFF REPORT PLANNING COMMISSION AUTHORIZFD PLANNING DIRECTOR'S MODIFICATION NO. 15-51 CATEGORICAL EXEMPTION APPLICANT: Karin Ross- Kamus + Keller LOCATION: 2934 East Garvey Avenue South I. DESCRIPTION OF APPLICATION The project consists of a proposal to remodel the exterior of an existing commercial office building located at the abovementioned address. The subject property is located in a "Medium Commercial" (C-2) Zone. Staff is recommending approval ofthe planning director's modification. Z:Case Files\PD MOD\2015 \15-51 2934 E. Garvey Avenue (Facade Remodel)\.Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 Fast Garvey Avenue South March 8, 2016 - Page 2 H. SUMMARY OF DATA The subject property is approximately 70,685-square feet and is located south of the Interstate 10 San Bernardino Freeway on East Garvey Avenue South. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Medium Commercial" (C-2); commercial building SURROUNDING • LAND USES AND ZONING North: Interstate 10 San Bernardino Freeway South: "Multi-Family Medium"; Medici Apartments East: "Neighborhood Commercial" (N-C) Zone; In-N-Out Burger West: "Medium Commercial" (C-2); commercial building CURRENT DEVELOPMENT Commercial building LEGAL NOTICE No legal notice is required for Planning Director's Modifications On February 5, 2016 the applicant requested that the item be continued to allow the owner, the design firm, and the contractor time to discuss an alternate design that is more appropriate for the budget provided. The Planning Commission continued the item on a 5-0 vote to March 8,2016. IV. PROJECT DESCRIPTION AND ANALYSIS The applicant is proposing to modify the exterior facade of an existing 54,093 square foot building. The subject property is located south of the Interstate 10 San Bernardino Freeway on East Garvey Avenue South to the west of Barranca Street. The building is located in a "Medium Commercial" zone. Façade Improvement The modification of the facade includes repainting the building with the following colors: a light off-white color of "Alpaca" as the main building color; a dark beige color of "Chauntra Gray" as the accent color; and a dark brown color for the trimming on the canopies of "Backdrop." The applicant is proposing to modify the building with wood accent tile treatment and canopies above the windows. The improvements include two architectural features facing the street frontage elevations on the north and northeast part of the building. The architectural feature will be composed of a wood accent tile to bring prominence to the entry of the building. The entryway feature on the north elevation will be 56 feet in height and 56 feet in width. The entryway feature is proposed to have a 1-foot return above the parapet of the building. Staff is concerned that a 1-foot return will leave the ZACase Files \I'D MOD12015115-51 2934 E. Garvey Avenue (Facade Remodel)1Staff Report - 3.8.16.doe Planning Director's Modification No. 15-51 2934 East Garvey Avenue South March 8, 2016- Page 3 bracing exposed and that the entryway feature will appear as a 'false front' rather than as an integrated part of the building. Staff has therefore included a condition of approval requiring the return to be 5 feet. As a condition of approval the minimum requirement for the return shall be 5 feet on the roof, to screen the structural supports and to add depth. The existing stairwell on the east portion of the front elevation will be painted a dark brown color of "Backdrop." The proposed canopy feature will be composed of wood paneling and will be held by a 1-inch round pipe support tied and mounted into the wall. The canopies will be above some of the windows on the north elevation (including angled portion) and east elevation. The canopy feature will allow articulation on the existing building's architectural massing. Trash Enclosure The existing trash enclosure will be modified to comply with Municipal Code standards. The proposed modification will include a new pre-fabricated corrugated metal roof. As a condition of approval, the proposed corrugated metal roof shall screened be on all sides from public view or an alternative roofing material be used Landscaping The landscaping is in good condition along the front elevation. However, the landscaping is in poor condition south of the existing building along the rear adjacent to the Walnut Creek wash. The plants look sparse on the east side of the front entry along the street frontage as well. A condition of approval has been included to provide a balance of landscaping including ground cover, shrubs, and trees, within the landscape planer in the areas that need attention. 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 an existing structure and existing facilities. VI. CONCLUSION The applicant is proposing to remodel the exterior of the existing commercial building. The modifications will serve to modernize the exterior of the building. Conditions have been included to require the improvements to landscaped areas that need attention. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Planning Director's Modification No. 15-51, subject to the following conditions: Zase Files \PD MOD\2015 115-51 2934 E. Garvey Avenue (Facade Remodel)'Staff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South March 8, 2016 - Page 4 a. Comply with plans and color palette reviewed by the Planning Department and Planning Commission on March 8, 2016. b. Comply with all applicable sections of the West Covina Municipal Code. c. Comply with all requirements of the "Regional Commercial" (R-C) Zone. d. The facade improvements shall include the following: • Repainting the existing building with the colors of a off white color "Alpaca," a beige color of "Chauntra Gray," and a dark brown color of "B ack drop " • Construction of the architectural feature on the street frontage elevations consisting of wood accent tile. The north portion of the front elevation will consist of the entryway feature with the height of 56 feet and width of 56 feet. • 5-foot minimum requirement for the architectural entry feature return on the root to screen the structural supports and to add depth, • Mounting of canopy features on alternating window expanses. The canopy will extend 36 inches. The canopy will be composed of wood panels. The canopy will be supported by a 1-inch round pipe support tied and mounted into the wall. e. The approval is for improvements to the existing building facade. There will be no additional floor area and height extension in conjunction with this approval. f. Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. g. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. h. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti. 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 (Landscape Plans shall include all areas where landscaping is modified). Said plans shall include the type, size, and quantity of landscaping materials, as well as a fully automatic comprehensive ZACase Files1PD MOD\2015115-51 2934 E. Garvey Avenue (Facade Remodel)\taff Report - 3.8.16.doc Planning Director's Modification No. 15-51 2934 East Garvey Avenue South March 8, 2016- Page 5 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. J. Provide a balance of landscaping including ground cover, shrubs, and trees, within the landscape planer in the following areas: • Landscaping on the south end of the property located adjacent to the creek. • Upgrade and increase plant materials in the east side of the entry. k. Where necessary install new plant materials through the center effected by the proposed construction. 1. Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. 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. n. The corrugated roofing material proposed on the trash enclosure shall be screened on all sides from public view, or a different roofing material selected. o. 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. P. 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. q. 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. ZACase Files 'PD MOD‘2015115-51 2934 E Garvey Avenue (Facade RemodelYStalf Report - 3.8.16.doe Planning Director's Modification No. 15-51 2934 East Garvey Avenue South March 8, 2016 - Page 6 r. 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. s. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. t. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. u. The operation of the facility shall comply with the West Covina Noise Ordinance. V. That any proposed change to the approved site plan, floor plan, or elevations be reviewed by the Planning, Building, and Fire Departments, and that the written authorization of the Planning Director shall be obtained prior to implementation. w. Any new gutters and downspouts shall not project from the vertical surface of the building pursuant to section 26-568 (a) (3). x. 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. y. Remove the existing cabinet sign on the easterly side of the building. z. All new on-site utility service lines shall be placed underground. aa. 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. bb. This approval does not include the approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. cc. Engineering Department Conditions: I. 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 a solid architectural cover. Provide construction details prior to issuance of a building permit. dd. Building Department Conditions: ZACase Files\PD MOD\2015\15-51 2934 E. Garvey Avenue (Facade Rernodel)\Staff Report - 3.8.16.doc Nanning Director's Modification No. 15-51 2934 East Garvey Avenue South March 8, 2016 - Page 7 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 b. Signs c. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) d. Plumbing e. Mechanical f Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. PREPARED BY: Christine Delostrinos Planning Assistant REVIEWED AND APPROVED: Jr7ZdICP lanning Director Attachments: Attachment 1 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACaseFiles\PD MOD12015\15-51 2934 E. Garvey Avenue (Facade Remode/YStaff Report - 3.8.16.doc ATTACHMENT NO. 3 Planning Commission Minutes Page 4 March 8 2016 NON [TEARING ITEMS 3. PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 15-51 CATEGORICAL EXEMPTION APPLICANT: Marsial Seth LOCATION: 2934 East Garvey Avenue South REQUEST: Proposal to remodel the exterior of an existing commercial office building. Assistant Planner Christine Delostrinos presented the staff report. During her presentation she spoke about the design and paint colors proposed. In addition she said a condition of approval was added, requiring a metal roof be installed on the trash enclosure. Commissioner Holtz asked if the parking lot would be improved and Commissioner Redholtz asked questions about the architectural features. Karen Ross, representing the applicant, answered questions by the Commission and spoke about the remodel and lighting for the covered parking. She also said there would be extensive improvements to the building. There was also a discussion regarding the lighting on the façade of the building, and if there had been a change in ownership of the It was the consensus of the Commission that the proposed remodel of the building would enhance its appearance and be an improvement to the area. Motion by Holtz, seconded by Castellanos, to approve Planning Director's Modification No. 15-51. Motion carried 5-0. 4. PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 16-08 CATEGORICAL EXEMPTION APPLICANT: Richard Chu LOCATION: 127 North Lang Avenue REQUEST: Request to remodel and complete architectural modifications to the façade of a building located northwest of North Lang Avenue and West Harbert Street. The applicant is also proposing various improvements to the parking area. Senior Planner Ron Garcia presented the staff report. During his presentation he told the Commission that the remodeled facade would modernize the building. In addition, he told the Commission that the applicant had proposed tandem parking spaces, since a medical use requires more parking that the previous office use. Staff recommended that the tandem spaces be used for employee parking. Commissioner Holtz asked if a courtesy notice had been mailed to the surrounding neighborhood. Z: PLANCOM 1.1WINUTE S120 1 6 MINUTES13.8.16 minutes.doc AGENDA ITEM NO. 5 DATE: August 23, 2016 PLANNING DEPARTMENT STAFF REPORT PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 16-29 CATEGORICAL EXEMPTION APPLICANT: Mario Tutino for Buffalo Wild Wings LOCATION: 2548 E Workman Avenue (The Citrus Grove) I. DESCRIPTION OF APPLICATION The applicant is proposing to complete an exterior facade renovation of the Buffalo Wild Wings building located on the northeast portion of The Citrus Grove Shopping Center. rkman Ave E Workman Ave E Wortr.an Ave 4,11 a a a ti a a a a Subject Property rrA 0 0 N Citrus St Staff is recommending approval of Planning Director's Modification No. 16-29. Z: \Case Files\PD MODN2016116-29 2548 Workman Ave Buffalo Wild Wings\StaffReport.doc Planning Director's Modification No. 16-29 The Citrus Grove August 23, 2016 - Page 2 IL BACKGROUND The subject property is approximately 2.87± acres in area. The site is occupied by a commercial retail center. Buffalo Wild Wings is located on the easterly portion of the shopping center. On November 23, 2004, the Planning Commission approved Precise Plan No. 04-02 for the renovation of the retail center on the subject site and also for the construction of a new Nissan auto dealership on an adjacent site to the south. On December 7, 2004, the City Council approved a General Plan amendment, zone change, and certified a Negative Declaration of Environmental Impact for the project site. The site is now zoned "Service Commercial" (S-C). Subsequently, on July 6, 2006, the Planning Commission approved Precise Plan No. 06-05 to revise the previously-approved site plan for the retail center. The retail center, named "Citrus Grove," now totals 35,346 square feet. It consists of a 23,000- square foot building and a 4,800-square foot "out" building oriented toward Workman Avenue, and an existing 7,546-sqaure foot building oriented toward Citrus Street. ITEM , .DESCRIPTION ZONING AND GENERAL PLAN "Service Commercial" (S -C) SURROUNDING LAND USES ANDI ZONING North: "Service Commercial" (S-C); Workman Avenue South: "Medium Commercial" (C-2); E Garvey Avenue N East: "R-C" (Regional Commercial); Eastland Shopping Center- Citrus Street West: City of Covina CURRENT DEVELOPMENT Eastland Shopping Center III. PROJECT DESCRIPTION AND ANALYSIS The applicant is proposing to complete an exterior facade renovation of the Buffalo Wild Wings tenant space located within The Citrus Grove Shopping Center along Workman Avenue. Applicant plans on changing the facade of the restaurant so that it can be distinctive from the other tenant spaces. nease Files1PD MODI2016116-29 2548 Workman Ave Buffalo Wild Wings1StaffRepor1.doe Planning Director's Modification No. 16-29 The Citrus Grove August 23, 2016- Page 3 Façade Improvement Buffalo Wild Wings is an existing 5,500-square foot restaurant The applicant is proposing to modify the facade of the store front by replacing the awnings, and repainting the exterior of the tenant space. Buffalo Wild Wings is proposing to modify the color palette to their corporate color pallete. The proposal would change the existing colors to black, yellow and gray. Some of these colors are currently included in the color scheme. The tenant space cornice will be changed to black as shown on the elevations. A black and yellow facade will be placed on the exterior wall by the entrance. On the east wall of the building a portion of the building will be painted gray. Proposed colors include Shermin Williams "Black Magic", "Citrus", "Amazing Gray", "Gauntlet Gray", and "Black Fox". These colors are not included in the original paint pallete for the shopping center In summary, the revised facade will add color and detail as well as enhance the front exterior of the tenant space. The proposed revisions to the building has been designed in accordance with the restaurant chain's new corporate look. IV. CONDITIONS OF APPROVAL Staff recommends the following conditions: a. Comply with plans reviewed by the Planning Commission on August 23, 2016. b. Comply with all applicable sections of the West Covina Municipal Code. c. Comply with all requirements of the "Service Commercial" (S-C) Zone. d. 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. e. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. f. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. g. All mechanical equipment not shown on the approved Study Plan shall be screened from all views in a manner that is architecturally compatible with the buildings on which they are mounted. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval prior to the issuance of building permits pursuant to Municipal Code Section 26-568. ZACase Files\PD MO1)12016116 -29 2548 Workman Ave Buffalo Wild Wings \Staff Report.doc Planning Director's Modification No. 16-29 The Citrus Grove August 23, 2016 - Page 4 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 a solid architectural cover. Provide construction details prior to issuance of a building permit. i. That any proposed change to the approved elevations shall be reviewed and approved by the Planning Director prior to implementation. J. This permit is valid for 12 months from the date of approval. If the work is not completed within this period the approval will expire. k. This approval does not include the approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. I. Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. m. Parking lots or other paved areas with a cracked, broken or otherwise deteriorating surface, in excess of ten (10) percent of the surface area shall be considered a nuisance and shall be repaired. n. Replace any plants destroyed during the construction process. o. Any graffiti that appears on the property shall be cleaned or removed on the same business day. p. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti. ZACase Filos\PDMOD12016116-29 2548 Workman Ave Buffalo Wild Wings \Staff Report.doc Planning Director's Modification No. 16-29 The Citrus Grove August 23, 2016 Page 5 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 an existing structure and existing facilities. VI. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Planning Director's Modification No. 16-29, subject to the conditions included in the staff report. PREPARED BY: REVIEWED AND APPROVED: Jeff derkn, AICP Planning Director Z:1Case Files1PD MOD12016116-29 2548 Workman Ave Buffalo Wild Wings1StaffReport.doc AGENDA NO. 6 a DATE: August 23, 2016 FORTHCOMING PLANNING COMMISSION HEARINGS September 13, 2016 A. CONSENT CALENDAR None B. PUBLIC HEARINGS (1) ADMINISTRATIVE USE PERMIT NO. 16-19 RETAINING WALL APPLICANT: Albert Shiao LOCATION: 1117 South Serena Drive (2) CONDITIONAL USE PERMIT NO. 16-06 VARIANCE NO. 16-05 FREESTANDING SIGN/READERBOARD APPLICANT: Ariana Schwab for EMI Design/Auto Plaza LOCATION: 1800 East Garvey Avenue South (3) CODE AMENDMENT NO. 14-04 INSTRUCTIONAL TASTING APPLICANT: LOCATION: C. NON-HEARING ITEMS None September 27, 2016 A. CONSENT CALENDAR None B. PUBLIC HEARINGS None City Initiated Citywide \\StoragellplandatalPLANCOMWORTHCOMING1201 6 Forthcorning18.23.16 forthcoming. doc Forthcoming Planning Commission Hearings May 24, 2016 -Page 2 C. NON-HEARING ITEMS None 11Storagellplandata\PLANCOM\FORTHCOMING12016 Forthcoming18.23.16 fortheoming.doc AGENDA NO. 6.b. DATE: August 23, 2016 August 2016 Planning Commission Project Status Report Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Grading Bldg. Permit Issued Construction Status AUP 15-43 927 S Van Horn Ave Addition to Single- Family House 07/26/2016 V 16-02, AUP 16-33 725 S Orange Ave Freestanding Readerboard Sign 07/12/2016 CUP 16-02, PDMod 16-17 203 S Azusa Ave Child Care Facility 06/28/2016 AUP 15-45 2630 E Workman Ave Recycling-Small Facility 06/14/2016 PP 16-01, CUP 16-01 101 S Azusa Ave Tacos El Gavilan 06/14/2016 08/09/2016 PDMod 16-16 Eastland Shopping Center Modification to Avenue Shops 05/24/2016 05/09/2016 Sub for Design 15-46 916 E Michelle St Remodel & addition to Single-Family House 05/10/2016 06/09/2016 CUP 15-20, AUP 15-36 100 Buckboard Cir Addition to Single- Family House 04/26/2016 PDMod 15-51 2934 E Garvey Ave S Remodel Exterior of Building 03/08/2016 1 Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Grading Bldg. Permit Issued Construction Status PDMod 06-02 (CUP 05-13 & V 05-05) 1042 East ldahome Street Conversion of garage to Second Unit 02/23/2016 Convert garage back by 2/23/17 AUP 15-46 1314W Francisquito Ave Recycling-Small Facility 02/23/2016 operations have begun PP 14-05 835 W Christopher St Construction of SEEK Education 02/09/2016 09/09/2015 PDMod 15-48 3145 E Garvey Ave N Remodel Hampton Inn 01/26/2016 04/05/2016 07/05/2016 07/05/2016 under construction CUP 15-22 2249 E Garvey Ave N Expansion of 4 Wheel i Parts i 01/26/2016 01/20/2016 03/14/2016 03/14/2016 PP 15-08, CUP 15-21 444 S Glendora Ave Construct America's Tires 01/26/2016 03/17/2016 06/08/2016 demo finaled 5/25 FDMod 15-42 501 S Vincent Ave Remodel of Existing Building 12/08/2015 06/01/2016 PP 14-01, CUP 14-05 1030 E. Merced Ave Expansion of Day Care Facility 12/08/2015 1 CUP 14-18 1340 E Puente Ave (Palrnview Park) Lightpole Wireless Facility 10/27/2015 11/30/2015 CUP 14-17 1500 W Rowland Ave (Del Norte Park) Lightpole Wireless Facility 10/27/2015 11/30/2015 GPA 14-01, ZC 14-01, PP 14-03, CUP 14-20 & V 14- 23 1388 E Garvey Ave South Public storage facility 10/27/2015 (CC Review Required) Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Grading Bldg. Permit Issued Construction Status AUP 15-07 & CUP 15-05 2050 S Valinda Ave Restaurant with live entertainment and alcohol 10/27/2015 PP 15-05 CUP 15-17 V 15-17 1200 5 Glendora Ave Remodel Service Station 09/22/2015 08/16/2015 AUP 15-11 824 E Michelle Street Remodel of Single Family House 08/25/2015 01/14/2016 AUP 15-37 825 E Francisquito Ave Rebuild Single Family House 08/25/2015 03/01/2016 05/26/2016 05/26/2016 A1PP 15-01 301 5 Glendora Ave Art Project (art park) 08/11/2015 06/25/2015 09/10/2015 09/10/2015 Under Construction PDMod 15- 14, TRP 05- 15 2211-2249 E Garvey Ave N Parking Lot Improvements 08/11/2015 09/30/2015 CUP 14-16, V 15-06 625 E Merced Ave (Walmerado Park) Wireless Facility (BalIfield Light) 07/28/2015 05/18/2015 10/28/2015 10/28/2015 Under Construction PP 15-01 624 S Glendora Ave New Recreational Building and Security Fencing 06/23/2015 09/01/2015 CUP's 15-10 to - 15-15, V 15-09 to 15- 15, AUP's 15- 16 to 15-27 1203,1209, 1213, 1220, 1272, 1275, 1278, 1279, 1280 Inspiration Pt & 2805, 2807, 2809 Majestic St Phase V - houses Taylor Morrison 05/26/2015 06/17/2015 02/11/2015 Some complete the others under construction PP 15-02, V 15-07 1773 W San Bernardino Rd Completion of Prosperity Business Park 05/12/2015 03/05/2015 01/04/2016 01/04/2016 Under Construction Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Grading Bldg. Permit Issued Construction Status Replacement of Pre- 2700 E Garvey Owned Sales Building PP 14-07 Ave South at Crestview Cadillac 05/12/2015 09/21/2015 2736 E 546 sf Detached AUP 14-41 Larkwood St Garage 04/28/2015 10/22/2015 12117/2015 12/17/2015 21-Unit Single Family Constcomplete. ZC 14-03, TM 424 S Lark Ellen Residential Units under 73043 Ave Development 04/28/2015 09/23/2015 07/13/2015 construction 1900W Garvey Conversion of office building to office TM 73395 Ave South condominium 04/14/2015 06/03/2015 05/26/2015 CUP's 15-02 - 15-04, V 15- 02 - 15-05, AUP's 15-03 - 1242, 1246, 1250, 1256, 1258 Inspiration Phase IV - houses Some complete and others Under 15-07 Pt (Taylor Morrison) 03/24/2015 06/1712014 02/11/2015 06/04/2015 Construction CUP 14-06, V 14-28 1739 (1745) S Lark Ellen Ave Replacement of Water Reservoir 03/24/2015 05/03/2016 05/09/2016 05/09/2016 Sound Wall for HOV Expansion Variance 14- 2016 E Garvey Requirement by 17 Ave S Caltrans 03/1012015 1649 E Under AUP 14-43 Francisquito 2nd Story Addition 01/27/2015 02/23/2015 05/05/2015 05/05/2015 Construction Service Station 01/27/2015 PP 14-04, 201 N Grand Remodel and new 1st Ext - CUP 14-19 Ave convenience store 2/9/16 06/08/2015 12/14/2015 Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Grading Bldg. Permit Issued Construction Status 1200, 1204, 1208, 1271, 1257, 1255, 1239, 1235, 1231, 1227, 1223, 1219 CUP's 14-29 - Inspiration 14-43, V 14-20, & 14- 24- 14-27 Point,2802, 2813, 2817, 1821 Majestic AUP's 14-45 - Street, 2938 Phase Ill - houses 14-61 Hillside Drive (Taylor Morrison) 0112712015 06/17/2015 02111/2015 phase complete 100-150 N Remodel of Shopping Under PD Mod 14-22 Grand Ave Center 11/11/2014 02/11/2015 06/25/2015 06/25/2015 Construction 1227 S Orange Ave (Hurst Water Tower Wireless CUP 14-04 Ranch) Facility 10/14/2014 10/30/2014 01/1512015 01/15/2015 3040 E Hillside Under AUP 13-58 Dr 2-Story House 05/27/2014 09/08/2014 12/07/2015 12/07/2015 Construction 101 8, 110 GPA 13-04, East Hill MPA Stonebridge Rd, 3230 Willow Creek Rd, 3211 13, ZC 13-04, PP 13-07, TM &3231 Pebblebrook Rd 72579, TRP 13-09 (3228, 3238, 3244 Holt Ave) 48-unit Residential Condominium 05/27/2014 12/15/2014 06/22/2015 01/20/2015 06/22/2015 Under Construction 01/28/2014 1st Ext - 1030 S Glendora 1,859 sf commercial 12/8/15, 2nd PP 13-02 Ave building Ext - 2/9/16 12/23/2013 Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Grading Bldg. Permit Issued Construction Status PP 13-04, TM 72644, TRP 13-08 301 S Glendora Ave 5-story mixed use development/450 units 11/26/2013 08/22/2012 05/28/2014 10/10/2013 05/28/2014 Units Under Construction, Phase 4 - Complete Zone Change 13-03, Tract Map 72320 TRP 13-05 502-520 S. Lark Ellen Avenue 45-Unit Residential Development 10/22/2014 PDMod 14-15 Modify Units PC on 6/24/14 11/05/2014 04/24/2014 construction nearing completion CUP 09-14 2650 Shadow Oak Drive (Fire Station No. 5) Installation of unmanned wireless telecommunications facility on existing 90- foot tall monopole 3/22/11; lease approved by CC on 4/19/11 04/14/2011 05/24/2011 04/16/2012 TM 70436 933 and 1007 S. Orange Ave. Subdivide 1.42 acres into 7 single family lots and private street 12/02/2008 (Expires on 12/02/2016) PP 07-08 TM 70193 4101 S. Nogales St. Construct 33 condos on 1.67 acres 11/11/2008 (Expires on 11/11/2016) _ 11/30/2009 Building 1 (22 Unit Condo) 12/01/2009 Building 2 (11 Unit Condo) 06/22109 In Plan Check PP 08-06 4111 S. Nogales St. Construct 5,160 sq ft commercial office building 11/11/2008 (Expires on 11/11/2016) 11/11/2009, Resubmittal on 11/14/12