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Regular meeting, March 8, 2016 - No. 1 minutes.pdf - Page 002UNOFFICIAL MINUTES AGENDA DATE: April 12, 2016 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, March 8, 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, Hernandez, Delostrinos and de Zara APPROVAL OF MINUTES: 1. Regular meeting, February 23, 2016 Commissioner Redholtz requested an amendment to Page Three of the minutes to reflect that it was Commissioner Jimenez who expressed concern regarding liquid run-off at the proposed recycling center. Motion by Redholtz, seconded by Jimenez, to approve the minutes as amended. Motion carried 5-0. OTHER MATTERS OR ORAL COMMUNICATIONS None ZAPLANCOM\MINUTES12016 MINUTESI3.8.16 rninutes.doe Planning Commission Minutes Page 2 — March 8 2016 PUBLIC HEARINGS 2, ADMINISTRATIVE USE PERMIT NO. 15-36 CONDITIONAL USE PERMIT NO. 15-20 CATEGORICAL EXEMPTION APPLICANT: Jesse Zazueta LOCATION: 100 Buckboard Circle REQUEST: Request for an administrative use permit and a conditional use permit to remodel an existing 3,484 square-foot two-story home (including a 718-square foot, three car garage) to include a 1,412-square foot first floor addition, a 677-square foot second floor addition, a 131-square foot front porch, an 858-square foot three car garage, a 428-square foot covered patio, a 175-square foot balcony and a 381-square foot balcony. The house with the proposed additions would total 5,713-square feet, including the 858-square foot garage. Assistant Planner Veronica Hernandez presented the staff report. During her presentation she told the Commission that Mediterranean architecture was proposed. In addition she spoke about the size of the existing home and the square footage of the proposed additions. She said there would be a total of five bedrooms. She also told the Commission that the surrounding neighborhood consisted of two-story home on large lots, so this home was consistent with the existing neighborhood, and the proposed home was also in compliance with the Zoning Code. Ms. Hernandez also said the applicant had worked with staff to reduce the size of the second story addition, but had increased the size of the first floor addition. She also said clerestory windows had been recommended by staff. In addition she said this home had been reviewed by the Subcommittee for Design Review and referred to the full Commission. Ms. Hernandez also said a letter in opposition was received by staff earlier in the day, and was submitted to the Planning Commission. There was a discussion regarding the letter and the copy of the Grant Deed submitted. Chairman Castellanos opened the public hearing. PROPONENTS: Jesse Zazueta, applicant, and Michelle Sanchez, representing the property owner, spoke to the Commission regarding the project and answered questions by the Commission. Mr. Zazueta said he was the applicant and job coordinator. He spoke about staff's guidance in the design of the project. Chairman Castellanos asked Mr. Zazueta about when ownership of the subject property changed and about the opponent's claim that work was on-going at the home, Mr. Zazueta said there was no work and referred the question of ownership to Ms. Sanchez. ZAPLANCOMMENUTES12016 MlNUTES13.8.16 minutes.dec Planning Commission Minutes Page 3 — March 8 2016 Ms. Sanchez said her mother was the owner of the property and had purchased the property in September, 2015. In addition, Ms. Sanchez said the fence they constructed was to secure the property. Commissioner Redholtz asked Mr. Zazueta if he was the architect on the project. Mr. Zazueta said he wasn't the architect. Commissioner Redholtz said he would like a chance to speak to the architect before approving this project since he had questions about the size and design of the proposed addition. OPPONENTS: No one spoke in opposition to the project. Chairman Castellanos closed the public hearing. There was a discussion by the Commission regarding continuing this matter to another meeting. Con-nnissioner Holtz asked why the garage was so large. Chairman Castellanos asked Ms. Sanchez who would occupy the home. Ms. Sanchez said it would be occupied my members of her family. During the discussion, Commissioner Redholtz reiterated that he wanted other questions answered prior to giving approval. Commissioner Heng asked about the current size of the home, the proposed size of the bedrooms, and asked if there was a maximum size allowed for bedrooms. Commissioners Holtz and Jimenez said they would also like to speak to the architect about the home and said they would support continuing this matter to another meeting. Chairman Castellanos asked the applicant if the first floor could be modified to be smaller than was proposed. Mr. Zazueta said the first floor might be able to be reduced; however, Ms. Sanchez said the size of the home was already reduced and expressed her reluctance to make it smaller. Commissioner Heng asked about the size of the Taylor Morrison homes in the South Hills subdivision. It was the consensus of the Commission to continue consideration of this matter to a future meeting, requesting the house be reduced to approximately 5,000 square feet and that the architect be present at the meeting. There was a discussion regarding recommendations to the applicant before the next meeting. Commissioner Redholtz requested that public hearing notices be mailed again notifying residents of the new meeting date. Motion by Castellanos, seconded by Redholtz, to continue this matter to a date uncertain. Motion carried 5-0. ZAPLANCOM\MINUTES12016 MINUTES13.8.16 minutes.doc Planning Commission Minutes Page 4 — March 8 2016 NON HEARING ITEMS 3. PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 15-51 CATEGORICAL EXEMPTION APPLICANT: Marsial Seda 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 facade of the building, and if there had been a change in ownership of the building. 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 facade 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. ZAPLANCOM\MINUTES1201 6 MINUTES13.8.16 minutes.doc Planning Commission Minutes Page 5 — March 8 2016 Dr, Richard Chu, applicant, spoke to the Commission regarding his application. He also answered questions from Chairman Castellanos regarding the additional tandem parking spaces. The Commission concurred that the modification to the facade of the building, along with the improvements to the parking lot would be an asset to the surrounding area. It was the consensus of the Commission to approve the request, subject to the amended conditions of approval requiring the tandem parking spaces to be used by employees. Motion by Redholtz, seconded by Castellanos to approve Planning Director's Modification No. 16-08, as amended. Motion carried 5-0. 5. STUDY SESSION WATER EFFICIENT GUIDELINES REVIEW APPLICANT: City of West Covina LOCATION: Citywide The staff report was presented by Planning Director Jeff Anderson. During the presentation, Mr. Anderson reviewed the standards required by the State of California. He told the Commission that the guidelines were from a State of California model ordinance, He also said the standards included provisions addressing overhead spray, alternate ways to irrigate, an evaporation table and maintenance schedules. Mr. Anderson also told the Commission that the City's landscape architects were already using the State model in their review of landscape plans. There was a short discussion regarding the date these regulations would become effective, and if the ordinance would be retroactive. Mr. Anderson told the Commission that the new regulations were for new construction. Motion by Redholtz, seconded by Holtz, to adopt the Water Efficient Guidelines. Motion carried 5-0. 6. STUDY SESSION EXTENSION OF TIME REQUESTS Planning Director presented the staff report. No one from the audience offered comments on this matter. During the presentation Mr. Anderson explained that applicants are allowed extensions to implement their projects. He said there are separate provisions for tract maps that are set forth in the Subdivision Map Act. Commissioner Holtz said he had requested this study session in order to see if he could lessen the workload for staff in processing the extension requests. Mr. Anderson suggested that extensions could be granted for two years, instead of one year. He also pointed out that changing the process to review and ZAPLANCOMMINUTES12016 MINUTES\3.8.16 minutes.doc Planning Commission Minutes Page 6 — March 8 2016 grant extensions would require a code amendment. He suggested that this matter be added during the review of Code Amendment No. 14-05. There was a discussion by the Commission regarding the processing of extension, and whether extension should be reviewed and granted by staff. It was the consensus of the Commission that they would continue to review extension requests, they agreed to explore granting longer extensions, and they would review this matter in conjunction with Code Amendment No. 14-05. Motion by Jimenez, seconded by Holtz, to add this matter to Code Amendment No. 14- 05. Motion carried 5-0. CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Redholtz commented about an article in the Los Angeles Times about how malls like the Beverly Center and Century City Mall are being updated to make them more attractive to local shoppers. Chairman Castellanos spoke about his attendance at the League of California Cities' Planning Commissioner Academy, March 2 through 4, 2016. Commissioners Redholtz and Heng said they also attended and found it very educational. 7. PLANNING DIRECTOR'S REPORT: a. FORTHCOMING no items scheduled next meeting. b. Subcommittee for Design Review Minutes, Febru.ary 22, 2016 Planning Director Jeff Anderson told the Commission that the General Plan Study Sessions would take place at their regular meetings in April and May. 8. CITY COUNCIL ACTION: None ADJOURNMENT Chairman Castellanos adjourned the meeting at 9:10 p.m. ZAPLANCOMW11NU1ES120 16 M IN UTESI3.8.16 minutes.doc AGENDA ITEM NO. 2 DATE: April 12, 2016 PLANNING DEPARTMENT STAFF REPORT CONDITIONAL USE PERMIT NO. 15-08 VARIANCE NO. 15-08 TREE REMOVAL PERMIT NO. 15-06 CATEGORICAL EXEMPTION APPLICANT: Marilyn Warren for Reliant Land Services (Verizon Wireless) LOCATION: 2121 Shadow Oak Drive (Shadow Oak Park) I. SUMMARY The applicant is requesting the approval of a conditional use permit, variance, and tree removal permit to install a 58.5-foot tall wireless telecommunications facility at Shadow Oak Park. A total of 12 panel antennas are proposed on the wireless telecommunications facility. A new equipment shelter will also be installed on site. The applicant initially proposed to disguise the wireless facility as a tower element. This item was continued by the Planning Commission on December 8, 2015, in order to allow the applicant to explore possible design alternatives and to provide more information about the need for an additional wireless facility at the site. The Planning Commission requested the applicant submit following items: 1. An alternative monoeucalyptus tree design for the wireless facility 2. A cost comparison between the proposed equipment shelter and an underground vault 3. A revised Justification Study with additional information on coverage, written in simplified language II. ANALYSIS The proposal consists of a conditional use permit to allow the installation of a wireless communications facility at Shadow Oak Park. The wireless facility includes a total of 12 panel antennas mounted on the wireless facility that is located in a 441-square foot lease area. In addition to the panel antennas, the wireless facility includes additional equipment: 12 remote radio units with 12 A2 modules, and two Raycap surge protectors located on the wireless facility; and two equipment cabinets and one standby generator located inside the proposed accessory equipment enclosure. ZACase Files\CUP 12015 15-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161Staff Report.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive April 12, 2016 - Page 2 At the Planning Commission meeting on December 8, 2016, concerns were raised regarding the design of the wireless facility as a tower element. One of the concerns raised was that the wireless facility would result in the removal of a live sycamore tree and the loss of park land. The Planning Commission requested that the applicant provide an alternative eucalyptus tree (monoeucalytpus) design for the wireless facility. (Attachment 6) Following the Planning Commission's direction, the applicant submitted plans for two different designs: the original tower element, and the requested monoeucalyptus tree. No changes are proposed to the original design of the aboveground equipment structure. Below is a discussion of the two design options. Tower Design (Original) The proposed tower is segmented into several elements. The lower portion of the tower is open with four pylons on each comer. The pylons are 3 feet by 3 feet. Above the pylons is the solid portion of the tower, which conceals the antennas. The vertical dimension of this portion is 21.5 feet. Above the solid portion is a hip roof structure that forms the top of the tower. Inside the tower, twelve antennas will be located (4 antennas each on 3 antenna panels). The tower face and supporting pylons will be painted in "Napery" (peach) to match an existing tower at the park, located over the staircase from the lower parking lot. The tower will feature clay tile roofing, and timber fascia trim painted in "Moroccan Brown" (brown) to match the other tower. It will also feature a 2-inch recessed panel on each elevation. The panel will be painted "Dover White" (white). These panels will allow for a feature (logo, text, etc.) to be determined by staff prior to the issuance of building permits. The tower design was originally proposed by the City of West Covina, as the property owner of the park. Planning staff then worked with the applicant to come up with the proposed tower design. There are other possibilities available for tower designs, including architectural forms and/or treatments. Possible options for the tower based on nearby examples will be shown at the Planning Commission meeting. Monoeucalyptus Design The alternative design is a wireless facility disguised as a eucalyptus tree (monoeucalytpus). The proposed location for the wireless facility features a variety of trees, shrubs, and other plants, and a eucalyptus tree would fit in with the existing landscape. The monoeucalyptus would feature three branches with four antennas each, located at 50 feet at centerline. High quality sock covers would be required as a condition of approval to provide additional stealthing on the antennas. While a monoeucalyptus design would partially mitigate some of the loss of greenery in the park and might provide improved stealthing initially, staff recommends the applicant proceed with the initially proposed tower design. With a tree design, the antennas are still visible and screening is not as complete compared to a tower design. Additionally, antenna designs have increased in size over the years, leading to future difficulties in screening. Finally, staff recommends a tower design due to the propensity of tree-designs to deteriorate over time. It has ZACase Files\ C1113\2015115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161StaffReport.doe Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive April 12,2016 - Page 3 been staff s experience that wireless facilities disguised as trees can lose many of their branches and foliage intended to hide the antennas and other equipment. Both designs feature a facility that would be 58.5 feet in height, with the antennas located at 50 feet at centerline. Both facilities would allow for the co-location of other providers, with future antennas from a different provider being located at 37 feet at centerline. Underground Vaulting of Accessory Equipment Commissioner Holtz also requested a cost analysis on the difference between an underground vault for the accessory equipment and the proposed aboveground equipment vault. The applicant indicate that the proposed aboveground equipment shelter would cost around $35,000-$45,000 to construct, while an underground vault would cost around $150,000 to construct. The applicant also indicated an aboveground vault is preferred due to the possible safety hazards for workers who access underground equipment vaults. The applicant also indicated that it can be difficult to keep water out of the underground faults, increasing the risk of damaged equipment and safety hazards for workers. Justification Study At the Planning Commission meeting on December 8, 2015, concerns were also raised regarding the justification for a new wireless facility in a park with two existing wireless facilities. Commissioner Holtz requested information on the number of dropped calls in the area, and the number of customer complaints. The Commissioners also requested data on the other wireless facilities within the area, how far the coverage would extend, and that the information be provided in a more understandable format. The applicant addressed some of these concerns. A map of the surrounding Verizon sites has been provided. The applicant indicated that Attachment 8 (Shadow Oak — Sites within 3 miles) includes only facilities operated by Verizon wireless; the applicant indicated that a comprehensive map of all wireless carriers within a three-mile radius for all carriers is not available from one source, and that the information is "often proprietary to the tower and the carrier owners." The applicant also did not provide information on the number of calls dropped or complaints received. A letter from the applicant did include a discussion of the wireless facilities within a half-mile radius of the proposed facility. Most of the half-mile radius surrounding the proposed facility consists of single-family residences, which do not allow for wireless facilities. The two existing wireless facilities within the park were considered for co-location. The applicant indicated these sites would not work for co-location due to the low height at which the proposed antennas would be located. Additionally, the existing monocypress facility would not sufficiently camouflage the proposed antennas. (See Attachment 3) The applicant also provided a new report by Verizon's engineers regarding the area where coverage is to be improved. The report indicates that the proposed facility will provide coverage in a radius range of approximately .5 to .7 miles (during times of heavy usage, the coverage area of the surrounding facilities shrinks to accommodate an increasing number of ZACase Files\CLIP12015 115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161Staff Report.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive April 12, 2016 - Page 4 mobile devices closer to that facility). The proposed wireless facility is intended to meet the demands of a coverage gap that is primarily being covered by a facility to the southwest (Laura) and a facility to the northwest (Amar) of the proposed facility. According to the report, the new facility will result in a relief of the coverage burden for these facilities and increase the maximum capacity in the future. Without the proposed facility, Verizon has predicted the Laura and Amu facilities will quickly approach the exhaustion capacity. Two other nearby facilities have either surpassed their exhaustion capacities or are projected to within the next year. (See Attachment 4) VI. CONCLUSION The proposed facility would increase capacity for those customers using Verizon wireless in the vicinity. The applicant has worked with staff to design a tower element for the wireless facility, and is willing to design a monoeucalyptus or alternative design for the wireless facility based on the Planning Commission's recommendation. In considering the proposal, it is important to keep the following issues in mind: • There are two existing wireless facilities at Shadow Oak Park (a monopine and a monocypress). • Verizon evaluated the other wireless facilities and made the determination that the facilities would not address the predicted capacity issues to their satisfaction. • Verizon is concerned with the coverage of their customers in the area and is willing to make a significant investment. • Staff worked with Verizon to achieve the following: I. A wireless facility in keeping with the tower design proposed by the City as the property owner. 2. A wireless facility that allows for park identification. 3. A wireless facility that conceals the antennas and will continue to do so into the future. 4. A wireless facility that can be maintained. 5. A site location that does not negatively affect the active park areas. ZACase Files\CUP 12015\15-08 2121 Shadow Oak Drive (Wireless Facility)\PC 4.12.161StaffReportdoc a) Continue this item to allow staff to prepare a resolution of denial. Veronica Hemande Assistant Planner Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive April 12,2016 - Page 5 V. STAFF RECOMMENDATION The applicant has worked with staff to design a tower element for the wireless facility, and is willing to design a monoeucalyptus or alternative design for the wireless facility. Staff recommends the Planning Commission move forward with the tower design for the wireless facility. Staff recommends the Planning Commission choose one of the following items: a) Adopt resolutions approving Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06, with the current tower design. b) Continue this item with direction to the applicant to move forward with a revised tower design. c) Continue this item with direction to the applicant to move forward with the monoeucalyptus design for the wireless facility, and to allow staff to prepare resolution of approval. REVIEWED AND APPROVED: Planning Director Attachments: Attachment 1 – Conditional Use Permit and Tree Removal Permit Resolution Attachment 2 – Variance Resolution Attachment 3 – Letter from Applicant Addressing Planning Commission's Comments Attachment 4– Report from Verizon Wireless Engineers Regarding Coverage Attachment 5 – Planning Commission Staff Report dated December 8, 2015 Attachment 6 – Planning Commission Minutes from December 8, 2015 Attachment 7 – Original Justification Study—Statement and Propagation Maps with Collocation Study (Alternative Site Analysis) Attachment 8 – Wireless Telecommunication Master Plan of Existing Verizon Sites Attachment 9– Letter from Robert Torres Regarding Design of the Tower ZACase Files\CUP 12015 115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161StaffReport.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive April 12, 2016 - Page 6 Attachment 10 — Plans for Proposed Tower (Available for review by the public at the Library, Police Department and Planning Department) Attachment 11 — Elevations for Proposed Monoeucalytpus (Available for review by the public at the Library, Police Department and Planning Department) Attachment 12 — Photographic Simulations for Proposed Tower (Available for review by the public at the Library, Police Department and Planning Department) Attachment 13 — Photographic Simulations for Proposed Monoeucalyptus (Available for review by the public at the Library, Police Department and Planning Department) ZACase Files\CUP12015 115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161Staff Report.doe ATTACHMENT 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 15-08 AND TREE REMOVAL PERMIT NO. 15-06 CONDITIONAL USE PERMIT NO. 15-08 TREE REMOVAL PERMIT NO. 15-06 CATEGORICAL EXEMPTION APPLICANT: Marilyn Warren for Reliant Land Services (Verizon Wireless) LOCATION: 2121 Shadow Oak Drive (Shadow Oak Park) WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of to a conditional use permit to: Allow the installation of a 58.5-foot high wireless communication tower designed as a tower with 12 panel antennas. on that certain property described as: Assessor's Parcel No. 8731-020-900 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 12th day of April 2016, conduct a duly advertised public hearing as prescribed by law; and WHEREAS, a variance (No. 15-08) for separation of wireless facilities has been submitted with the project; and WHEREAS, a tree removal permit (No. 15-06) for the removal of one sycamore tree has been submitted with this project; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12, 2016 - Page 2 1. The applicant is requesting the approval of a conditional use permit to allow the installation of 58.5-foot wireless telecommunications facility designed as a tower located at 2121 Shadow Oak Drive (Shadow Oak), which is zoned "Open Space" (OS) Zone. 2. The project is consistent with the subject site's land use designation of "Parks" as stated in the West Covina General Plan. 3. Findings necessary for approval of a conditional use permit: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible thereto. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. Additional findings necessary for approval of a wireless telecommunications facility: f. The facility structures and equipment are located, designed and screened to blend with the existing natural environment or built surroundings so as to reduce visual impacts to the extent feasible considering the technological requirements of the proposed telecommunications service and the need to be compatible with neighboring residents and the character of the community. ZACase Files\CUP120151 15-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12, 2016 - Page 3 g. The facility is designed to blend with any existing supporting structures and does not substantially alter the character of the structure or local area. 5. The project is a Categorical Exemption, Class 3 (Section 15303: New construction of small new facilities) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) in that it consists of the installation of a new wireless facility within equipment enclosed within a small structure. NOW THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The proposed location of the telecommunications facility is both desirable and necessary to meet the demand for telecommunication service within the vicinity of the site. It will reduce the "coverage gap" that currently exists in the vicinity to provide better service. In addition, the additional telecommunication facility will allow private utility service providers to willfully and efficiently serve West Covina's homes and businesses. It will also deload existing wireless facilities in order to meet capacity needs, and provide new LTE service to the surrounding area. The cellular antenna structure is designed as a tower element, located in a landscaped area to the south side of the park. The minimum distance required is 100 feet from any residential property. The proposed tower and equipment structure will be located approximately 315-feet from the nearest residential property. b. The proposed telecommunication facility will not be detrimental to the health, safety, peace or general welfare of persons residing in the vicinity in that it is located at least 100 feet from the nearest residence in a residentially zoned property. A structure will screen the cabinets and equipment necessary to support the wireless telecommunication facility. The proposed equipment associated with the tower does not emit fumes, smoke or odors that would be considered offensive and operates virtually noise free. c. The existing site is adequate in design to accommodate the proposed project and does not require any adjustments to the land to make it compatible with the surrounding area. The tower wireless telecommunication facility design will limit the visual impacts of the project and help the wireless communication facility installation integrate with the surrounding visual landscape. In addition, conditions of approval have been included requiring ZACase Files\CUP\2015 115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12,2016 - Page 4 the applicant to install vines along the walls of the proposed equipment structure to deter graffiti and allow the structure to blend with surrounding landscaping and setting. The project is an unmanned wireless facility which will not result in requiring additional parking or affecting existing onsite parking. d. The subject site's access streets are adequate in width to accommodate such a use. The proposed wireless facility is unmanned and therefore is not anticipated to increase the amount of traffic or alter existing traffic patterns. The subject site gains access from Shadow Oak Drive. The unattended facility will require periodic maintenance checks, however, these checks will not substantially alter surrounding traffic levels or circulation patterns on Shadow Oak Drive. e. The granting of the conditional use permit will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safety element, protection to life, property and natural resources from Fire and Flood." The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. Additional findings required for approval of a wireless telecommunications facility: f. The proposed telecommunication facility will be located, designed and screened to limit the visual impacts and help the wireless facility to integrate with the surrounding visual landscape. The proposed antenna structure will be disguised as a stealth facility, as the antennas will be enclosed in a tower with the City logo. The proposed tower is aesthetically harmonious with the other tower and structures in the park. g. The proposed equipment structure will be designed to be consistent with other structures within Shadow Oak. The exterior walls of the structure will provide room for vines to grow and to blend better with surrounding landscape. The proposed tower will aesthetically match the existing tower within the park, and all antennas will be concealed within the tower element. The proposed telecommunication facility is designed as a tower that will accommodate the wireless facility. The antennas will be stealth and the proposed tower design will visually integrate with the other structures in the Z:\Case Files ICUP\2015 \ 15-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12, 2016 - Page 5 park. The proposed tower has been architecturally designed to match an existing tower to the west of the proposed facility that is above a staircase between the lower parking lot and the community center building. In addition, the supporting equipment for the wireless facility will be screened by a concrete block enclosure. 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. 15-08 is approved. 3. That the conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of a conditional use permit is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on April 12, 2016. b) No building permit shall be issued for construction of the proposed freestanding wireless telecommunication facility unless the lease agreement has been signed and received by the Finance Department. c) Prior to the issuance of a certificate of occupancy of the wireless telecommunication facility, the project applicant shall submit a radio frequency (RFR) filed measurement study which verified compliance with FCC emission standards to the planning director. The study shall be accompanied by a report written to be easily understood by a lay person which describes compliance with these standards as required by Section 26- 685.991(d) of the West Covina Municipal Code. d) Comply with all requirements of the "Open-Space" (O-S) Zone and all other applicable standards of the West Covina Municipal Code. Z:\Case Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 4.12.161CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12,2016 - Page 6 e) The final determination of the specific text and/or graphics to be included on the tower element will be determined by the City and included on the plans prior to the issuance of building permits. 0 The top of the tower shall be a maximum of 58.5-feet. g) The antennas shall be located inside the tower only. h) Any proposed change to the approved plan must first be reviewed by the Planning and Public Works Departments and shall require the written authorization of the Planning Director prior to implementation. i) The approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. j) The equipment will have signage placed on it to warn others from tampering with the equipment. k) Prior to the issuance of building permits, obtain approval from the Planning Department for all ground mounted mechanical equipment, not shown on the approved plans, and demonstrate that the equipment will not be exposed to view from all sides. 1) A Landscaping and Irrigation plan for the areas where construction will occur shall be approved prior to the issuance of building permits that shall indicate plant material to be installed or replaced around the lease area and the area the structure housing equipment. m) A minimum of two 36-inch box Sycamore trees shall be planted, or an in-lieu fee in the amount of $300 shall be paid to replace the Sycamore tree to be removed. n) The area surrounding the equipment structure shall be landscaped with clinging vines to screen enclosure walls. a) The telecommunication facility shall not be operational until final approval of the installation is given by the Planning Department. ID) The enclosure shall be constructed to match the existing accessory structures at Shadow Oak Park. The material, colors, and designs shall be specified on the plans to be reviewed and approved by the Planning Department. ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 4.12.161CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12, 2016 - Page 7 All colors and materials shall match the existing tower and other features at the park. r) All utilities shall be placed underground. s) The owner/operator of the wireless facility shall remove the facility and all associated equipment and restore the property to its original condition within ninety (90) days after the abandonment, expiration or termination of the conditional use permit if a term limit is not specified in the lease agreement between the City and the applicant. t) The owner or operator of the facility shall submit and maintain current contact information at all times. The applicant shall notify the City of any changes to the information submitted within 30 days of any change, including change of the name or legal status of the owner or operator. This information shall include the following: 1. Identity, including name, address, and telephone number, and legal status of the owner of the facility including official identification numbers and FCC certification, and if different from the owner, the identity and legal status of the person or entity responsible for operating the facility. 2. Name, address and telephone number of a local contact person for emergencies. 3. Identifications signs, including emergency phone numbers of the utility provider, shall be posted at communication facility sites. u) All communication facilities and related equipment, including lighting, fences, shields, cabinets, and poles shall be maintained in good repair, free from trash, debris, litter, graffiti, and other forms of vandalism, and any damage from any cause shall be repaired as soon as reasonably possible so as to minimize occurrences of dangerous conditions or visual blight. Graffiti shall be removed by the service provider from any facility or equipment as soon as possible, and in no instances more than 24 hours from the time of notification by the City. v) The wireless facility shall be maintained in appearance, replacement of worn, faded or deteriorated portions of the wireless facility shall be replaced or repaired so that the facility appears as the project was approved. ZACase Files\CUP120151 15-08 2121 Shadow Oak Drive (Wireless Facility)\PC 4.12.161CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12,2016 - Page 8 w) All wireless telecommunications facilities shall be installed and maintained in compliance with the requirements of the following: 1. All antennas shall be permanently and properly grounded for protection against a direct strike of lightning, with an adequate ground wire as specified by the electrical code. 2. All electrical wires (excluding those wires covered in co-axial cables) connected from the electrical cabinets to the antennas or antenna support structure shall be protected in conduit, which shall be undergrounded or fixed to the ground and/or building. 3. All wireless telecommunication facilities shall comply at all times with all FCC regulations rules and standards. x) Fire Department Requirements 1. A Knox key box shall be installed just outside of the gate to the enclosure. The Knox box shall contain a key or combination to the gate lock, so as to allow for emergency responder access. 2. The property address, as well as Verizon and owner emergency contact information shall be permanently posted just outside the enclosure. The Verizon or servicing company account number shall also be provided. 3. A hazmat placard shall be affixed to the wall or fence surrounding the lease area. This shall identify potential emission, battery-related and other potential hazards at the site. 4. Additional fire department requirements may be set upon future review of plan modifications and/or construction revisions at the site. v) Engineering Division Requirements 1. All existing park improvements including but not limited to concrete driveway approaches, concrete walkways, concrete curbs, landscaping, irrigation system, and fencing shall be protected in place. Any damage to the existing park improvement shall be repair/replaced. 2. Prior to issuance of Building Permit, easement documents must be submitted and approved by the Public Works Director/City Engineer. Z:\Case Files\CUP 12015 115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 4.12.161CUP Reso.doe Planning Commission Resolution No. Conditional Use Permit No. 15-08 April 12, 2016- Page 9 3. Submit detail and structural calculations, signed and stamped by a licensed engineer for the 8-foot high CMU wall enclosure. 4. If excavation is required, rehabilitation of tree well shall be per City's standard drawing No. A-151. 5. Comply with NPDES requirements. w) Building Division Requirements: 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Building design shall comply with the 2013 California Building Code (CBC) 3. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 4. All new on-site utility service lines shall be placed underground. All relocated on-site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. WCMC 23-273. 5. Submit complete construction plans to Building Division for review and building permits. Z:\Case Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)IPC 4.12.161CUP Reso.doc Planning Commission Resolution No Conditional Use Permit No. 15-08 April 12, 2016 - Page 10 I, HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 12 th day of April 2016, by the following votes: AYES: NOES: ABSTAIN: ABSENT: DATE: April 12, 2016 EXPIRATION DATE: April 12, 2017, if not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 4.12.161CUP Reso.doc ATTACHMENT 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING VARIANCE NO. 15-08 VARIANCE NO. 15-19 CATEGORICAL EXEMPTION APPLICANT: Marilyn Warren for Reliant Land Services (Verizon Wireless) LOCATION: 2121 Shadow Oak Drive (Shadow Oak Park) WHEREAS, there was filed with this Commission a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a variance to: Deviate from the Municipal Code requirement requiring one-half mile separation between wireless facilities. Assessor's Parcel No. 8731-020-900 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 12 th day of April, 2016, conduct a duly advertised public hearing as prescribed by law; and WHEREAS, a conditional use permit (No. 15-08) for a wireless telecommunications facility has been submitted with the project; and WHEREAS, a tree removal permit (No. 15-06) for the removal of one sycamore tree has been submitted with this project; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting a variance from development standards that require antenna support structures to be separated by a minimum of one-half mile. 2. The applicant is requesting the approval of a conditional use permit to allow the installation of 58.5-foot tall wireless telecommunications facility designed as a tower. 3. Appropriate findings for approval of a variance are as follows: Z:ICase Files\CUP\2015115-08 2121 Shadow Oak Drive (Wireless Facility)IPC 4.12.16Wariance Reso.doe Planning Commission Resolution No. Variance No. 15-08 April 12,2016 - Page 2 a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. c. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which property is located. d. That the granting of such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 4. Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 3, New Construction or Conversion of Small Structures) in that it consists of the installation of a wireless telecommunications facility. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The subject site (Shadow Oak Park) is a 26.24-acre park surrounded by residential uses. Because it is surrounded by residential uses, the area does not offer opportunities for wireless telecommunications facilities to locate within the vicinity to provide service to its customers. The West Covina Municipal Code allows wireless telecommunication facilities to be located in residential zones that are developed with permitted nonresidential uses. The area where the gap in service has been identified is within a residential area that offers limited opportunities for the construction of new wireless facility. The park can accommodate an additional wireless facility while exceeding the required distance of 100 feet separation from single-family residential units. The West Covina Municipal Code does not allow wireless facility on properties developed with houses. Parks and schools provide an opportunity for wireless telecommunication to be installed to serve the residential areas adequately. Therefore, a variance is necessary for exceptional circumstances in that there are no locations in the vicinity that allow for wireless facilities except locations with the park site which do not comply with the 1/2 mile separation requirement. b. The variance is necessary to provide adequate service for consumers and to minimize the risk of inadequate service during an emergency. The proposed wireless facility will provide additional cellular phone signal service to current and future users in the vicinity. ZACase Files\CUPI2015\15-08 2121 Shadow Oak Drive (Wireless Facility)1PC 4.12.161Variance Reso.doc Planning Commission Resolution No. Variance No. 15-08 April 12,2016 - Page 3 c. The granting of the variance allowing less than a V2 mile separation will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The proposed wireless facility is designed as tower structure that will limit the visual impacts and integrate with the surrounding visual landscape at the park. The facility will be approximately 315-feet away from the nearest residential use. The proposed wireless facility and associated equipment cabinets, generator, remote radio units and raycap surge protectors will not create odors or have noise and circulation impacts on park users or the surrounding single-family residential uses. In addition, the proposed wireless facility would be installed in a landscaped area that is not part of any of the programmed/improved recreational open areas. d. The granting of this variance will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safety element, protection to life, property and natural resources from Fire and Flood." The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event by allowing a means of communication. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, this Variance No. 15-08 is approved. 3. That the variance shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this variance as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of a variance is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on April 12, 2016. b) Comply with all requirements of the "Open Space" (0-P) Zone and all other applicable standards of the West Covina Municipal Code. c) Any proposed change to the approved plans must first be reviewed by the Planning and Public Works Departments and shall require the written authorization of the Planning Director prior to implementation. ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)IPC 4.12.16Wariance Reso.doe Planning Commission Resolution No. Variance No. 15-08 April 12, 2016 Page 4 d) The top of the proposed wireless facility/tower shall be a maximum of 58.5-feet. e) The wireless facility shall allow, if feasible, for the collocation of additional wireless carriers, per West Covina Municipal Code standards. 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 12 th day of April 2016, by the following votes: AYES: NOES: ABSTAIN: ABSENT: DATE: April 12, 2016 EXPIRATION DATE: April 12, 2017, if not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 4.12.161Variance Reso.doc ATTACHMENT 3 RELIANT LAND SERVICES January 27, 2016 Veronica Hernandez Assistant Planner City of West Covina 1444W. Garvey Avenue South Room 208 West Covina CA 91790 RE: Response to City Comment Letter dated December 9, 2015 Verizon Project-CUP 15-08 and Variance 15-08 Dear Veronica: This letter is in your response to your letter dated December 9, 2015 requesting additional justification for the above referenced Verizon Wireless Project proposed at Shadow Oak Park. Your comments and our response to same are provided below in red italic font: 1. Provide an alternate design including photosims in the form of a mono-eucalyptus tree. Please see attached photosims depicting the design as a mono -eucalyptus tree. 2. Provide additional information in the Justification Study including: a) A list of all wireless providers with Y. mile radius, the kind of service they are providing, and whether these sites are suitable for colocation. The area bordering the park are single family homes which does not allow placement of wireless facilities. Within the park there are two existing freestanding wireless facilities that were considered for co-location. They are: • The existing mono-pine in the Park was not selected because the available RAD center (antenna) for placement was at a 35' height and Verizons antenna RAD center requirement is 50'. The existing carriers on the mono pine are placed at 45' and 55' heights and would not allow placement for Verizon's antennas. • The existing mono-cypress in the park was not selected because the highest available antenna Rod center is at a 44' height, again not sufficient for Verizons placement requirements. In addition, The mono-cypress design would not camouflage the 12 antennas Verizon proposed for this project. b) More detail in the propagation maps, including the estimate range of coverage provided by the proposed project, the number of dropped calls in the area, and the number of 1745W. Orangewood Avenue, Suite 103 I Orange, California 92868 I 0: (714) 685-0123 I F: (714)453-9692 RELIANT LAND SERVICES customer complaints regarding service in the prior year (Include a map of scale and graphic that can be easily understood by a layman. Please see attached report prepared by Verizon Wireless' engineers describing the coverage area that is improved, the adjoining sites that will offload (have capacity relief) from placement of the new facility, and the expected voice and data exhaustion services that will occur in the near future without added network capacity. c) A cost comparison between underground vaults and the proposed above ground equipment shelter. The difference in cost for installing a ground level equipment shelter (as proposed) and an underground vault is $35,000 -$40,000 for the equipment shelter, vs $150,000 for the underground vault. However, a major concern in the construction of an underground vault is the safety issues related to maintenance personnel who visit the site. Not only does Verizon require a two-person team at any site visit (as opposed to one person for ground level equipment placement) the risk of water coming into contact with electrical equipment is greatly increased by the placement of equipment in an underground vault. OSHA (the Occupational Health and Safety Administration) requires heightened safety precautions be taken by workers who access underground equipment vaults due to the additional risk of injury and death. Due to exposure to gases, possible water seepage and lack of visibility from the public view for its employees who service the site, Verizon is proposing ground level placement of the equipment. The City may wish to discuss the concerns of working in underground vaults with its own Public Works Department for its employees working within the city right of way locations. 3. Modify Attachment B (Shadow Oak —Sites within 3 miles) to include what provider the facility is for. All identified sites on this map indicate placement of Verizon Wireless facilities. A compressive map of all wireless carrier sites within a three mile radius for all carriers is not available from one source. That information is often proprietary to the tower and wireless carrier owners. Sincerely, Marilyn Warren Zoning Specialist Reliant Land Services- Agent for Verizon 1745 W. Orangewood Avenue, Suite 103 [Orange, California 92868 I 0: (714) 685-0123 I 1:: (714) 453-9692 ATTACHMENT 4 Current LTE Coverage Map Proposed Site LTE Coverage Map Above proposed site will cover approximately O. to 0.7 miles radius. Capacity Gap The coverage maps above depict the identified gap area. This area is primarily served by the existing San Jose facility Gamma antenna sector facing west (north of the proposed site), Amar facility Alpha antenna sector facing east (north of the proposed site) and Beta antenna sector facing south (west of the proposed site), the Laura facility Alpha antenna sector facing east (south-west of the proposed site), the Manderly facility Gamma antenna sector facing north-west (south-east of the proposed site), and the Lemoncrest facility Gamma antenna sector facing south-west (east of the proposed site). This is apparent in the following best server plot. Best server plots depict the dominant signal provided by each antenna sector of nearby Verizon Wireless facilities. Signal from each sector is shown in a different color. The Amar facility Alpha and Beta antenna sectors and the Laura Alpha antenna sector serve a particularly large area of the Significant Gap. The Proposed Facility is located such that two of its antenna sectors will provide coverage to the same area, substantially relieving these two sectors as well as sectors of the other nearby facilities serving the gap area. Current Best Server Plot Proposed site Best Server Plot At times of high traffic volume, the coverage area of the surrounding Verizon Wireless facilities shrinks to accommodate an increasing number of mobile devices closer to that facility. As a result, the Coverage Gap area is actually enlarged during times of high customer usage. In addition, the volume of voice and data services used by Verizon Wireless customers has been increasing rapidly over time. Verizon Wireless has modified its existing facilities in an effort to maximize the capacity available; however, as shown in the graphs below, increased demand for voice and data services (blue line) has aleady reached exhaustion of the capacity (red line) of existing Verizon Wireless Amar facility Alpha and Beta antenna sectors, Laura facility Alpha antenna sector, and San Jose facility Beta sector. 10000 — 8000 — 5000 — 4000 — I 1000 — 1/14018 fkl 7/1006 1/14016 7/14017 ENODEB: 51431-1-1 1/14017 7/1/Lrl 5 CapacAy Actual Slag Normalized Usg 5moo1hrng1n Discontinurty Lo a Trend!, Trend Ln Scaled ENODEB: 51237-1-1 FIN ENEOCIEB: 511L9.7 -L t40041— 020110 — 100X1— 40011— 0Q01:1–. 420 —I 2000 Existing San Jose Hills Facility Beta 4 capacity • Actudl Usg NeseriaiizedUsg Smashing Ln rkszontusuity Li. • Trend In Tiend Ln Scared Capacity Graphs Existing Amar Facility Beta ENODEB: 51431.2-1 7/1,6115 ?flans 1,14017 710017 7114210 Existing Amar Facility Alpha Existing Laura Facility Alpha — 4 CapecIty Atual Urg Normalized 3E5 Smoothing In Ditcontmuity Ln Trend Lo Trend Lrt Scaled Capacity 4 Actual Usg Normalized Lleg Smoothing Ln Diszontinuty Ln r Trend Ln Trend Ln Scaled 7/14015 1/1A110 714010 1/14017 710017 1/1fious 7/14010 7/111015 Inetaie 1/14016 111A01? 711f2111 7 wrriom ATTACHMENT 5 AGENDA ITEM NO. 3 DATE: December 8, 2015 PLANNING DEPARTMENT STAFF REPORT CONDITIONAL USE PERMIT NO. 15-08 VARIANCE NO. 15-08 TREE REMOVAL PERMIT NO. 15-06 CATEGORICAL EXEMPTION APPLICANT: Marilyn Warren for Reliant Land Services (Verizon Wireless) LOCATION: 2121 Shadow Oak Drive (Shadow Oak Park) I. DESCRIPTION OF APPLICATION The applicant is requesting the approval of a conditional use permit, variance, and tree removal permit to install a 58.5-foot tall wireless telecommunications facility designed as a tower element at Shadow Oak Park. A total of 12 panel antennas are proposed on the wireless telecommunications facility. A new equipment shelter will also be installed on site. Staff is recommending approval of the conditional use permit, variance, and tree removal permit. ZACase Files\ C1111'12015115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 12.8.151StaffReport.doe Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8, 2015 - Page 2 BACKGROUND ITEM DESCRIPTION ZONING AND GENERAL PLAN "Open Space" (0-S) and "Park" (P) SURROUNDING LAND USES AND ZONING North: "Planned Community Development No. 1 — Woodside Village" (PCD-1), Single Family residences South: "Planned Community Development No. 1 — Woodside Village" (PCD-1), Single Family residences East: "Planned Community Development No. 1 — Woodside Village" (PCD-1), Single Family residences West: "Planned Community Development No. 1 — Woodside Village" (PCD-1), Single Family residences CURRENT DEVELOPMENT Shadow Oak Park 2121 Shadow Oak Drive 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 236 owners and occupants of properties located within 300 feet of the subject site. III. PROJECT DESCRIPTION AND ANALYSIS The proposal consists of a conditional use permit to allow the installation of a wireless communications facility designed as a 58.5-foot tall tower at Shadow Oak Park. The wireless facility includes a total of 12 panel antennas mounted inside a tower that is located in a 441-square foot lease area. In addition to the panel antennas, the wireless facility includes additional equipment: 12 remote radio units with 12 A2 modules, and two Raycap surge protectors located inside the tower; and two equipment cabinets and one standby generator located inside the proposed accessory equipment enclosure. Shadow Oak Park is surrounded by residential properties on all four sides. The park is approximately 26.24 acres and is located on Shadow Oak Drive, south of Amar Road and west of Nogales Street. Shadow Oak Park includes two baseball diamonds, two basketball courts, two tennis courts, two restroom facilities, playground equipment, open park space, three picnic shelters, the Shadow Oak Community Center, and parking facilities. The applicant is proposing a 12-foot wide non-exclusive access from the road to the north of the proposed facility to allow access to the site. The underground utilities will run under the access road to the north of the proposed facility. The proposed Verizon wireless meter pedestal will be located on the ground below the proposed tower element. The proposed wireless facility is designed as a tower that is segmented into serval elements. The lower portion of the tower is open with four pylons on each corner. The pylons are 3-feet by 3-feet. Above the pylons is the solid portion of the tower, which conceals the antennas. The ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 12.8.151Staff Report.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8, 2015 - Page 3 vertical dimension of this portion is 21.5-feet. Above the solid portion is a hip roof structure that forms the top of the tower. The proposed tower would be 58.5-feet in height, with the antennas located at 50-feet at centerline and concealed within the solid 14'x14' tower element. The tower will be supported by four pylons. Inside the tower, twelve antennas will be located (4 antennas each on 3 antenna panels). The tower face and supporting pylons will be painted in "Napery" (peach) to match an existing tower at the park, located over the staircase from the lower parking lot. The tower will feature clay tile roofing, and timber fascia trim painted in "Moroccan Brown" (brown) to match an existing tower at the park. It will also feature a 2-inch recessed panel that will feature a design, to be determined by the City before the issuance of building permits, on each elevation. The panel will be painted "Dover White" (white). The proposed tower is designed to allow for the co-location of other providers, with future antennas from a different provider being located at 37-feet at centerline. The tower wireless telecommunication facility will be located to the west of the upper parking lots near the tennis courts within a landscape planter planted with shrubs and trees. The accessory structure for the wireless facility will be located below the proposed tower on a concrete pad. The zoning code requires that accessory support facilities (e.g. equipment cabinets) used in conjunction with a freestanding wireless facility be located in an underground vault when located on City-owned property, including open space, park facilities, fire stations, and City Hall. The applicant has indicated that underground vaults are not feasible due to the expense of such structures, as well as their propensity for flooding and therefore damaging of the equipment. The applicant is proposing to install the equipment structure at the base of the tower within an 8-foot high CMU block enclosure. The structure is approximately 441-square feet in area. The equipment enclosure would be concealed at the base of the proposed tower and feature climbing vines and one up-light on each corner of the accessory structure to light the monument tower. The finished structure, including the tower element, will match the existing park buildings in materials and color, and will also provide security by separating the tower from public access. The Municipal Code states that equipment enclosures be located in an underground vault ion City-owned properties, unless approval is given by the Planning Commission. The City has entered into a tentative lease agreement with the carrier to allow for the submittal and review of the design of the antenna structure. In addition, the City Manager's Office has mitigated the requirements of the Park Preservation Act of 1971 through the lease agreement for the loss of open space. Tree Removal Permit The applicant is proposing to remove one sycamore tree from the proposed lease area. The sycamore tree is approximately 18-feet in height and has a caliper of 10-feet (as measured at 4.5-feet above natural grade). Sycamore trees with a caliper of more than 6-inches are classified as significant trees. The tree is currently located in the approved lease area of the proposed wireless facility. Therefore, removal of the tree is required in order to construct the wireless Z:\Case Files\CUP\2015 115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 12.8.151Staff Report.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8,2015 - Page 4 facility. A condition of approval has been included in the conditional use permit resolution requiring the replacement of the Sycamore tree at a 2 to 1 ratio and with 36-inch box trees. Separation from Residential Uses The Zoning Code requires that antenna support structures be at least 100 feet away from residential uses. The property on which the telecommunications facility is to be located is adjacent to residential zoned properties to the north, east, south, and west. The proposed wireless facility would be located to the far southeast side of the park. The residential uses are more than 100 feet away from the antenna supporting structure. Specifically, the nearest residential property, located adjacent to the park on the southeast side, is located approximately 315-feet from the proposed wireless facility. Therefore, the proposed wireless facility is in compliance with the municipal code separation requirement of 100 feet. Variance The Zoning Code requires that antenna support structures be located at least one-half mile (2,640 feet) from any other antenna support structure. The proposed wireless facility is located approximately 386-feet away from an existing monocypress wireless facility located at Shadow Oak Park, and approximately 139-feet away from an existing monopine wireless facility at Shadow Oak Park. The applicant stated that they explored opportunities to co-locate at both of these wireless facilities, but that there were no suitable locations that would allow Verizon to fill the coverage gap that the proposed wireless facility is designed to fill. The Antenna RAD Center for antenna placement on the existing monopine is located at 35-feet in height, and Verizon Wireless requires a higher centerline, based on the close proximity and height of the nearby trees that block RF signal. The monocypress was also considered but the available RAD center was located at 34-feet in height and presented the same signal blocking difficulties as the existing monopine. The Zoning Code allows a 20 percent reduction in the separation requirement. The minimum distance between wireless facilities with the 20 percent exception is 2,112 (2,640 x .20 = 528). The applicant is therefore requesting a variance to deviate from the one-half mile separation standard. The Municipal Code Section 26-685-988 (2) allows wireless telecommunication facilities to be located in nonresidential zones unless a residential parcel is developed with a nonresidential use. Therefore, parks and school sites provide an opportunity for wireless carrier to locate within residential neighborhoods and still meet the development standards set forth in the Municipal Code. Justification Study The Municipal Code Section 26-685.997 requires that prior to siting a new wireless communication facility, a justification study should be prepared to identify alternatives that reduce visual impacts and number of structures. The applicant prepared an analysis evaluating the wireless carrier requirements for the installation of a cell site to close a "significant gap." The analysis states that the radio signal needs adequate signal strength to achieve consistent, sustainable, and reliable service to customers at a level that is sufficient for outdoor, in-vehicle and in-building penetration with good voice quality. In addition, a greater gap is created when Z:\Case Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)1PC 12.8.151StaffReport.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8,2015 - Page 5 other nearby sites become overloaded due to voice and data service usage. Finally, the new site will provide new LTE (4G high speed data service) radio frequency service to the surrounding area (See Attachments 3, 4 and 5). IV. FINDINGS OF FACT Findings Required for 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 wellbeing of the neighborhood or community. The proposed location of the telecommunications facility is both desirable and necessary to meet the demand for telecommunication service within the vicinity of the site. It will reduce the "coverage gap" that currently exists in the vicinity to provide better service. In addition, the additional telecommunication facility will allow private utility service providers to willfully and efficiently serve West Covina's homes and businesses. It will also deload existing wireless facilities in order to meet capacity needs, and provide new LTE service to the surrounding area. The cellular antenna structure is designed as a tower element, located in a landscaped area to the south side of the park. The minimum distance required is 100 feet from any residential property. The proposed tower and equipment structure will be located approximately 315-feet from the nearest residential property. 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 telecommunication facility will not be detrimental to the health, safety, peace or general welfare of persons residing in the vicinity in that it is located at least 100 feet from the nearest residence in a residentially zoned property. A structure will screen the cabinets and equipment necessary to support the wireless telecommunication facility. The proposed equipment associated with the tower does not emit fumes, smoke or odors that would be considered offensive and operates virtually noise free. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible thereto. The existing site is adequate in design to accommodate the proposed project and does not require any adjustments to the land to make it compatible with the surrounding area. The tower wireless telecommunication facility design will limit the visual impacts of the project and help the wireless communication facility installation integrate with the surrounding visual landscape. In addition, conditions of approval have been included requiring the applicant to install vines along the walls of the proposed equipment ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 12.8.151Staff Report.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8,2015 - Page 6 structure to deter graffiti and allow the structure to blend with surrounding landscaping and setting. The project is an unmanned wireless facility which will not result in requiring additional parking or affecting existing onsite parking. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. The subject site's access streets are adequate in width to accommodate such a use. The proposed wireless facility is unmanned and therefore is not anticipated to increase the amount of traffic or alter existing traffic patterns. The subject site gains access from Shadow Oak Drive. The unattended facility will require periodic maintenance checks, however, these checks will not substantially alter surrounding traffic levels or circulation patterns on Shadow Oak Drive. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the conditional use permit will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safety element, protection to life, property and natural resources from Fire and Flood" The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. Additional findings necessary for approval of a wireless telecommunications facility: The facility structures and equipment are located, designed and screened to blend with the existing natural environment or built surroundings so as to reduce visual impacts to the extent feasible considering the technological requirements of the proposed telecommunications service and the need to be compatible with neighboring residents and the character of the community. The proposed telecommunication facility will be located, designed and screened to limit the visual impacts and help the wireless facility to integrate with the surrounding visual landscape. The proposed antenna structure will be disguised as a stealth facility, as the antennas will be enclosed in a tower with the City logo. The proposed tower is aesthetically harmonious with the other tower and structures in the park. g. The facility is designed to blend with any existing supporting structures and does not substantially alter the character of the structure or local area. The proposed equipment structure will be designed to be consistent with other structures within Shadow Oak. The exterior walls of the structure will provide room for vines to grow and to blend better with surrounding landscape. The proposed tower will Z:\Case Files\CUP\2015 115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 12.8.151Staff Report.doc Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8, 2015 - Page 7 aesthetically match the existing tower within the park, and all antennas will be concealed within the tower element. The proposed telecommunication facility is designed as a tower that will accommodate the wireless facility. The antennas will be stealth and the proposed tower design will visually integrate with the other structures in the park. The proposed tower has been architecturally designed to match an existing tower to the west of the proposed facility that is above a staircase between the lower parking lot and the community center building. In addition, the supporting equipment for the wireless facility will be screened by a concrete block enclosure. Findings required for the approval of a variance: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. The subject site (Shadow Oak Park) is a 26.24-acre park surrounded by residential uses. Because it is surrounded by residential uses, the area does not offer opportunities for wireless telecommunications facilities to locate within the vicinity to provide service to its customers. The West Covina Municipal Code allows wireless telecommunication facilities to be located in residential zones that are developed with permitted nonresidential uses. The area where the gap in service has been identified is within a residential area that offers limited opportunities for the construction of new wireless facility. The park can accommodate an additional wireless facility while exceeding the required distance of 100 feet separation from single-family residential units. The West Covina Municipal Code does not allow wireless facility on properties developed with houses. Parks and schools provide an opportunity for wireless telecommunication to be installed to serve the residential areas adequately. Therefore, a variance is necessary for exceptional circumstances in that there are no locations in the vicinity that allow for wireless facilities except locations with the park site which do not comply with the 1/2 mile separation requirement. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. The variance is necessary to provide adequate service for consumers and to minimize the risk of inadequate service during an emergency. The proposed wireless facility will provide additional cellular phone signal service to current and future users in the vicinity. c. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which property is located. The granting of the variance allowing less than a 1/2 mile separation will not be materially detrimental to the public welfare or injurious to the property or Z:\Case Files\CUP\2015 115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 12.8.151Staff Report.doe Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8,2015 - Page 8 improvements in the vicinity and zone in which the property is located. The proposed wireless facility is designed as tower structure that will limit the visual impacts and integrate with the surrounding visual landscape at the park. The facility will be approximately 315-feet away from the nearest residential use. The proposed wireless facility and associated equipment cabinets, generator, remote radio units and raycap surge protectors will not create odors or have noise and circulation impacts on park users or the surrounding single-family residential uses. In addition, the proposed wireless facility would be installed in a landscaped area that is not part of any of the programmed/improved recreational open areas. d. That the granting of such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. The granting of this variance will not adversely affect the West Covina General Plan since the proposed use is consistent with the Environmental Quality Element Goal of the General Plan that states: "Provide, in conjunction with the safety element, protection to life, property and natural resources from Fire and Flood." The installation of wireless facilities can prevent the loss of life, serious injuries, and facilitate emergency response during an act of God or a catastrophic event by allowing a means of communication. Therefore, the proposed use is consistent with the goal and intent of the City's General Plan. V. ENVIRONMENTAL DETERMINATION Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 3, New Construction or Conversion of Small Structures) in that it consists of the installation of a wireless telecommunications facility. VI. CONCLUSION The wireless facility is designed as a tower structure that will match the other tower structure within the park and serve as a sign to identify the park. The antenna has also been designed so that the panel antennas are within the tower element and not visible to the public. The proposed facility would also increase capacity for those customers using Verizon wireless in the vicinity. ZACase Files\CUP12015115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 12.8.15IStaffReport.doe Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06 2121 Shadow Oak Drive December 8, 2015 - Page 9 V. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions approving Conditional Use Permit No. 15-08, Variance No. 15-08, and Tree Removal Permit No. 15-06. Veronica Hernandez Assistant Planner REVIEWED AND APPROVED: Jeff Anderson, AICP Planning Director Attachments: Attachment 1 – Draft Conditional Use Permit and Tree Removal Permit Resolution Attachment 2 – Draft Variance Resolution Attachment 3 – Justification Study—Statement and Propagation Maps with Collocation Study (Alternative Site Analysis) Attachment 4-- Wireless Telecommunication Master Plan of Existing Verizon Sites Attachment 5 – Proposed Wireless Facility Plans (Available for review by the public at the Library, Police Department and Planning Department) Attachment 6 – Photographic Simulations (Available for review by the public at the Library, Police Department and Planning Department) ZACase Files\CUP\2015 115-08 2121 Shadow Oak Drive (Wireless Facility)\PC 12.8.151Staff Report.doc Planning Commission Minutes Page 4 — December 8, 2015 ATTACHMENT 6 3. CONDITIONAL USE PERMIT NO. 15-08 VARIANCE NO. 15-08 TREE REMOVAL PERMIT NO. 15-06 CATEGORICAL EXEMPTION APPLICANT: Marilyn Warren for Reliant Land Services (Verizon Wireless) LOCATION: 2121 Shadow Oak Drive (Shadow Oak Park) REQUEST: Request for the approval of a conditional use permit to install a 58.5- foot tall wireless telecommunications facility disguised as a tower at Shadow Oak Park. The proposed wireless telecommunications facility will be located west of the parking lots near the tennis courts within an open space area. Equipment cabinets, the tower structure and generator will be installed within a 441-square foot area which will be screened by an 8-foot high, split face concrete masonry unit block wall enclosure. A variance is also requested from the separation required between wireless facilities. A tree removal permit is requested for the removal of a sycamore tree. The staff report was presented by Assistant Planner Veronica Hernandez. She reviewed the requested entitlements and spoke about the location, design of the tower and the proposed equipment shelter. In addition she told the Commission that the sycamore tree to be removed would be replaced by other trees. During her presentation, she spoke about the variance to allow the new wireless telecommunications facility to be located closer than allowed by the Municipal Code to an existing facility. Ms. Hernandez also told the Commission that staff had received an email at 5:30 p.m. requesting the proposed facility be designed as a tree rather than a tower. There was a short discussion by the Commission regarding the maps provided with the staff report. City Attorney Scott Porter commented on this matter and reminded the Planning Commission that, under Federal law, they may only consider aesthetics and potential loss of property value, only if it involves the aesthetics of the project. Commissioner Jimenez asked staff about the open space and if staff had met with the applicant regarding the design of the telecommunications facility. Chairman Blackburn opened the public hearing. PROPONENT: Marilyn Warren, applicant, spoke in favor of the request. She told the Commission that they had explored the possibility of co-location to close the service gap, but found it would not be feasible. In addition she said they had worked with Planning Department staff for the design and placement of the tower. In addition, Ms. Warren answered questions by the Commission regarding the ZAPLANCOMMINUTES12015 MINUTES 12.8.15 minutes.doc Planning Commission Minutes Page 5 — December 8,2015 ATTACHMENT 6 propagation maps and the type of information they were to convey to the Planning Commission. There was a lengthy discussion regarding the reasons another wireless facility is needed and how much the new facility will improve service in the area OPPONENTS: Alfred Williams, Dana Sykes, Elsie Messman, Phil Moreno, Sheena Heng and Jefferson De Roux spoke in opposition. The speakers in opposition said they were opposed because there is sufficient service in the area, property value will be lost, it involves the removal of a live tree, loss of park land and opposition to putting the lease payment money into the General Fund rather than the Park Fund. Mr. De Roux also expressed his concern that possible health risks can't be considered by the Planning Commission. He also suggested that the Commission find out how many cell towers are located in neighboring cities. There was a short discussion by the Commission regarding the Public Preservation Act of 1971. REBUTTAL: Ms. Warren spoke to the Commission regarding the design of the wireless telecommunications facility. She also said that placing the equipment underground could cause delays in servicing the equipment and safety concerns. Chairman Blackburn closed the public hearing. There was a lengthy discussion regarding this request. During the discussion Mr. Anderson reviewed the process utilized to lease land and secure entitlements for all of the wireless telecommunications facilities in the city. In addition, he clarified that the section of the Municipal Code that addresses underground equipment vaults leaves that decision to the hearing body and does not require that all equipment vaults be placed underground. He also spoke about how the size of replacement trees is determined. Commissioner Castellanos asked if the applicant would consider a tree design and requested that the data submitted be more understandable. Commissioner Holtz requested information on the number of dropped calls in the area, the number of customer complaints and the cost difference between and above-ground and underground equipment vault. Commissioner Jimenez expressed his concern with aesthetics and requested to see alternative designs. Commissioner Holtz said he would like to continue the consideration of this matter so that the applicant could provide the information requested. It was the consensus of the Commission to continue this matter to a date uncertain. Z:\PLANCOM\MINUTES12015 MINUTES112.8.15 minutes.doc Planning Commission Minutes Page 6— December 8, 2015 ATTACHMENT 6 Ms. Warren said she would provide the Commission with alternate tree designs. Chairman Blackburn reopened the public hearing. Motion by Castellanos, seconded by Holtz, to continue this matter to a date uncertain. Motion carried 4-0 (Jones absent, excused.) NON HEARING ITEMS 4. PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 15-42 CATEGORICAL EXEMPTION APPLICANT: Stephan Schmidt for 501 Vincent, LLC LOCATION: 501 South Vincent Avenue Remodel of the facade and parking area at an existing retail center. Assistant Planner Veronica Hernandez presented the staff report. During her presentation she explained that an automotive service had vacated a tenant space on the site. She told the Commission the applicant was requesting to remove the service bays to make the building a retail space. In addition, she showed the Commission renderings of the existing building and the proposed redesign. The applicant, Stephan Schmidt, spoke to the Commission and said they were seeking to enhance the appearance of the center. There was a discussion by the Commission with the applicant regarding the various proposed improvements. At the conclusion of the discussion the Commission concurred that the proposed improvements would enhance the appearance of the center and the surrounding area. Motion by Holtz, seconded by Castellanos, to approve Planning Director's Modification No. 15-42. Motion carried 4-0 (Jones absent, excused.) CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Chairman Blackburn announced that Principal Planner Fabiola Wong was leaving the City of West Covina. He added that he had enjoyed working with her and wished her luck in her new position. 5. PLANNING DIRECTOR'S REPORT: ZAPLANCOMIMINUTES12015 MINUTES112.8.15 minutes.doc ATTACHMENT 7 RELIANT LAND SERVICES ATTACHMENT B JUSTIFICATION STUDY City of West Covina Application for a CUP and Variance Project Information and Justification Verizon Wireless (Los Angeles SMSA Limited Partnership, dba "Verizon Wireless") is requesting approval of CUP and Variance for the construction and operation of an unmanned wireless telecommunications facility (Shadow Oak), and presents the following project information for your consideration: Project Location Address: 2121 Shadow Oak Drive APN: 8731-020-900 Zoning: OS (Open Space) Project Representative Marilyn Warren Zoning Specialist Reliant Land Services 1745 Orangewood Ave Suite 103 Orange CA 92868 949 877-6639 Verizon Contact Jane Collier Verizon Wireless 15501 Sand Canyon Ave Bldg D — 15t Floor Irvine CA 92618 Project Description Installation of: • Twelve (12) 8' panel antennas • Twelve (12) RRU's • Two (2) main equipment cabinets and one (1) 15 kw DC generator mounted on a concrete equipment pad. • Two (2) hybrid fiber cables with Raycap surge protectors • Installation of an 8'0" high CMU wall equipment enclosure with a 4' wide wrought iron gate. • Installation of a 21' x 21' walled equipment area located beneath the faux tower. pg. 1 RELIANT LAND SERVICES • Installation a 58'6" high faux water tower housing the antennas and supporting equipment. • Installation of power and telco cables from existing point of connections to proposed main cabinets Project Objectives There are several reasons why a wireless carrier requires the installation of a cell site within a specified area to close a "significant gap in coverage:" • The radio signal must be of sufficient strength to achieve consistent, sustainable, and reliable service to customers at a level sufficient for outdoor, in-vehicle, and in-building penetration with good voice quality (Threshold, -76db). • When nearby other sites become overloaded, and more enhanced voice and data services are used (3G and other high-speed data services) signal contracts and a gap is created. With heavy use it is intensified due to the unique properties of digital radio transmissions. In this specific case, this location was selected because Verizon's radio-frequency engineers (RE) have identified a significant gap in coverage in the vicinity of Shadow Oak Drive as demonstrated on the enclosed radio-signal propagation maps. Alternative Site Analysis The following locations were evaluated and the reasons why they were not selected for this project are addressed: The park encompassed the entire search ring area. The existing monopine in the Park was reviewed for collocation but was eliminated because the available Antenna Rad Center for antenna placement is at a 35' height. The existing carriers on the monopine are placed at 45' and 55' heights. The 35' Rad Center would not work based on the close proximity and height of the nearby trees that block RF signal. The Monocypress in the park was also considered but the available Rad Center was 34' height. This would not work for Verizon as it requires a higher RAD Center Findings/Burden of Proof The Facility structures and equipment are located, designed and screened to blend with the existing natural environment or built surroundings so as to reduce visual impacts to the extent feasible considering the technological requirements of the proposed pg. 2 RELIANT LAND SERVICES telecommunication service and the need to be compatible with neighboring residences and the character of the community. The facility is designed as a monument sign to advertise Shadow Oak Park. It is stealthed and located adjacent to the parking area. It will add benefit to the city by providing a landmark to identify the location of the park entryway. The facility is designed to blend with any existing supporting structures and does not substantially alter the character of the structure of local area. The facility will be located within a 21' x 21' equipment area, with a footprint of +1- 13 x 13'. The height of the tower is proposed at 58'6". The proposed tower will be designed to draw attention to the park entryway but in a purposeful way - to advertise the park. The dimensions of the tower (13' x 13') do not substantially block the viewscape. The bottom of the tower is open below the antennas; the top of the tower is secured by four +/- 2' square pedestal legs. The site for the proposed use is adequate in size and shape. The subject project is enclosed within a 21' x 21' (441 sf) area and does not displace any existing improvements. It is located in an area that currently houses shrubs and bushes, adjacent to the parking area in the park. The proposed location has sufficient access to streets and highways that are adequate in width and pavement type to cany the quantity and quality of traffic generated by the proposed use. Except for occasional maintenance visits, the project will not generate additional traffic as it is an unmanned wireless facility. There is access to the project area within the park from Shadow Oak Drive. The_proposed us will not have an adverse effect upon adjacent or abutting properties. The project will not generate additional traffic, noise, light, or glare and will not emit toxic substances. The new tower will be placed within a 13' x 13' tower footprint and will reach a height of 58 feet. The tower will be viewed from adjacent properties but will appear as an identification monument sign with the City Park name and logo. The proposed use is deemed essential and desirable to the public convenience or welfare. The proposed project will enhance wireless network capability in an area identified as having a coverage/capacity gap by Verizon Wireless. Wireless service is used and depended upon for commercial, personal, government and safety personnel for phone call, text, video streaming, gps and 911 usage. Pg. 3 RELIANT LAND SERVICES GENERAL INFORMATION Site Selection Customer demand drives the need for new cell sites. Data relating to incomplete and dropped calls is gathered, drive-tests are conducted, and scientific modeling using sophisticated software is evaluated. Once the area requiring a new site is identified, a target ring on a map is provided to a real estate professopnal to begin a search for a suitable location. During an initial reconnaissance, properties for consideration for the installation of a cell site must be located in the general vicinity of the ring, with an appropriate zoning designation, and appear to have enough space to accommodate an antenna structure and the supporting radio equipment. The size of this space will vary depending an the objective of the site. The owners of each prospective location are notified to assess their interest in partnering with Verizon. Four key elements are considered in the selection process: • Leasing: The property must have an owner who is willing to enter into a long- term lease agreement under very specific terms and conditions. • Zoning: It must be suitably zoned in accordance with local land-use codes to allow for a successful permitting process. • Construction: Construction constraints and casts must be reasonable from a business perspective, and the proposed project must be capable of being constructed in accordance with local building codes and safety standards. • RF: It must be strategically located to be able to achieve the RF engineer's objective to close the significant gap with antennas at a height to clear nearby obstructions. The Benefits to the Community Approximately 90-percent of American adults subscribe to cell phone service. People of all ages rely increasingly on their cell phones to talk, text, send media, and search the Internet for both personal and business reasons. More and more, they are doing these things in their homes, therefore, becoming reliant on adequate service within residential neighborhoods. In fact, 50-percent of people relocating are not signing up for landline service at their new location and are using their cell phone as their primary communication method. The installation and operation of the proposed facility will offer improved: • Communications for local, state, and federal emergency services providers, such as police, fire, paramedics, and other first-responders. • Personal safety and security for community members in an emergency, or when there is an urgent need to reach family members or friends. Safety is the primary pg. 4 RiiiANT LAND SERVIC1 S reason parents provide cell phones to their children. Currently 25% of all preteens, ages 9 to 12, and 75% of all teens, aged 13 to 19, have cell phones. • Capability of local businesses to better serve their customers. • Opportunity for a city or county to attract businesses to their community for greater economic development. • Enhanced 911 Services (E911) — The FCC mandates that all cell sites have location capability. Effective site geometry within the overall network is needed to achieve accurate location information for mobile users through triangulation with active cell sites. (Over half of all 911 calls are made using mobile phones.) Safety — RF is Radio The FCC regulates RF emissions to ensure public safety. Standards have been set based on peer-reviewed scientific studies and recommendations from a variety of oversight organizations, including the National Council on Radiation Protection and Measurements (NCRP), American National Standards Institute (ANSI), Institute of Electrical and Electronics Engineers (IEEE), Environmental Protection Agency (EPA), Federal Drug Administration (FDA), Occupational Safety and Health Administration (OSHA), and National Institute for Occupational Safety and Health (NIOSH). Although the purview of the public safety of RF emissions by the FCC was established by the Telecommunications Act of 1996, these standards remain under constant scrutiny. All Verizon cell sites operate well below these standards, and the typical urban cell site operates hundreds or even thousands of times below the FCC's limits for safe exposure. Verizon Company Information Verizon is one of the fastest growing nationwide service providers offering all digital voice, messaging and high-speed data services to nearly 30 mIllion customers in the United States. Verizon is a "telephone corporation", licensed by the Federal Communications Commission (FCC) to operate in the 1950.2-1964.8, 1965.2-1969.8 MHz and 1870.2-1884.8-1889.8 MHz frequencies, and a state-regulated Public Utility subject to the California Public Utilities Commission (CPUC). The CPUC has established that the term "telephone corporation" can be extended to wireless carriers, even though they transmit signals without the use of telephone lines. Verizon will operate this facility in full compliance with the regulations and licensing requirements of the FCC, Federal Aviation Administration (FAA) and the CPUC, as governed by the Telecommunications Act of 1996, and other applicable laws. pg. 5 IAN]' LAND !;1:1KVICIiS The enclosed application is presented for your consideration. Verizon requests a favorable determination and approval of the CUP and Variance to build the proposed facility. Please contact me at 949 877-6639 for any questions or requests for additional information. Respectfully submitted, Marilyn Warren Reliant Land Services Agent for Verizon Wireless pg. 6 ATTACHMENT A .111-1Wise•a_ Aft V. jorraSO • larle611 d1/4•1 mi,fn Ns so 40111,/ mtiAL-1.0 1011ii-- IN.— • - • -A— 11 ." _•.• 4.111111 ,.. -op: :I!. • - II I ...07prer, ..gg II • - - - j'IFI i kr 4 — I 14.1 MI MI -MI gi rim, SIMI I I Ing un g a ' 1 . • e m . a ii P " .4..: OM • • a "nllim l . — 1 ! rTi wil at: - V Par I • lb I ...0 2106 • 111 •Yi. r6iiii- .4 NI 11;i. .11.111i NI, I ." it r • t4-21 ' osmi - ---___ rr ,,1111 ••....11.11,0011 AL.. _ a Ali' IbsZale m` ___..able imiallrlYj — 7%M Mr.-46.6 •r LIE Frai P 701 '12r Clr: FISFIP (clam) • • -85 in Orli • • • — WWI we .040. eW1-411 tj • F-11 %dig 4,..--4117 fq~ 041--g iu 7.1• L . r .-11r a =EWA - • lwrir • rm, " arm •- Confidential and proprietary material for authorized Verizon Wireless personnel only. Use, disclosure or distribution of this material is not permitted to any unauthorized persons or third parties except by written agreement Shadow Oak Coverage — Site by itself itia 1 I MMI1111111 INOUNWinieglif allictlerb4 qie aleratkaiii _z:liallkt lare e n NFL1 6•1513 itft^111 FNMA ElEita LTE BSRP 7CL 'Rr Clr: 9SRP (dW) • >= -65 • 56151-.7.6.E.a- 4111114.0 i i• ir lie a • Sp 011Cif ilk aM.1 MailmtArlail. 5 verimnwireless Confidential and proprietary material for authorized Venzon Wireless personnel only. Use, disclosure or distribution of this material is not permitted to any unauthorized persons or third parties except by written agreement. 2 etsil 4 r y Irrh'air maim, 1":1%pr eriew • . „RIM" -le • 1"Im mi m rill • • ,AL! MI UN LTE Fi813P 7CL '0 FISRP (dBm) •=-75 I ›. -85 • -95 grA: • .1/1 r. WW1 - • Iu.c-_I. Pi Confidential and proptietani material for authorized Verizon Wireless personnel only. Use, disclosure or distribution of this material is not perrn tad to any unauthorized persons or third parties except by written agreement 3 ATTACHMENT 8 Shadow Oak — Sites within 3 mile radius Cell Name,Antenna Rad Center,Latitude,Longitude,Address Description,Structure Type,Street Address FAIRLANCE,62,34.D06961,-117.854594„Pole Used Only to Mount Antenna,574 S Lemon Ave LAURA,72,34.011625,-117.921564„Building With a Side Mounted Antenna,17437 Hurley St ROWLAND HEIGHTS,89,33.9975,-117.897556„Building with Tower/Antenna on Top,18625 RAILROAD STREET COLIMA,56,34.002412,417.928841,Puente Hills mall,Multiple Structures,1020 Wallace Place FAIRLANCE PCS,62,34.006961,-117.854594„Pole Used Only to Mount Antenna,574 S Lemon Ave LERONA,43,33.988014,-117.882186„Tree Used as Support for Antenna,19267 Colima Rd AMAR,58,34.031944,-117.913389„Multiple Structures, 2418 South Azusa SAN JOSE HILLS,50,34.028344,-117.891728„Pole Used Only to Mount Anterina,18800 Amar Road GRAZIDE RANCH,31,33.988194,417.905833„Building With a Side Mounted Antenna,18250 Colima Rd. VALINDA PCS,52,34.034414,-117.937519„Pole Used Only to Mount Antenna,15920 Amu Rd JOSE CREEK,60,34.001678,-117.873672„Pole Used Only to Mount Antenna,711 Fairway Drive FAIRWAY,45,33.988164,-117.8717,Candidate C,Pole Used Only to Mount Antenna,19705 Colima Road MERCED,54,34.04975,-117.906694,MERCED/ HOLLENBECK,Utility Pole/Tower,1408 Azusa Ave MERCED PCS,54,34.04975,-117.906694,MERCED/ HOLLENBECK,Utility Pole/Tower,1408 Azusa Ave BRACEWOOD PC5,47,33.989058,-117.934025„Antenna Tower Array,1901 S Azusa Ave WALNUT PCS,87,34.016111,-117.848389„Pole Used Only to Mount Antenna,420 S Lemon Avenue 113SCL PUENTE HILLS STORE RETAIL,0,33.99165,-117.9236„Building With a Side Mounted Antenna,17515 Colima Rd. FAIRWAY PCS,50,33.988164,-117.8717,Candidate C,Pole Used Only to Mount Antenna,19705 Colima Road AMAR PCS,58,34.031944,-117.913389„Multiple Structures,2418 South Azusa LAURA PCS,72,34.011625,-117.921564„Building With a Side Mounted Antenna,17437 Hurley St ROWLAND HEIGHTS PCS,89,33.9975,-117.897556„Building with Tower/Antenna on Top,18625 RAILROAD STREET JOSE CREEK PCS,52,34.001678,-117.873672„Pole Used Only to Mount Antenna,711 Fairway Drive SAN JOSE HILLS PCS,45,34.028344,-117.891728„Pole Used Only to Mount Antenna,18800 Amar Road COLIMA PCS,60,34.002412,-117.928841,Puente Hills mall,Multiple Structures,1020 Wallace Place WALNUT F2,87,34.016111,-117.848389„Pole Used Only to Mount Antenna,420 S Lemon Avenue VALINDA F2,52,34.034414,-117.937519„Pole Used Only to Mount Antenna,15920 Amar Rd PATHFINDER,60,33.979706,-117.883289„Pole Used Only to Mount Antenna,2000 Otterbein Ave VALINDA,52,34.034414,-117.937519„Pole Used Only to Mount Antenna,15920 Amar Rd BRACEWOOD,47,33.989058,-117.934025„Antenna Tower Array,1901 S Azusa Ave WALNUT,87,34.016111,-117.848389„Pole Used Only to Mount Antenna,420 S Lemon Avenue GRAZIDE RANCH PCS,31,33.988194,-117.905833„Building With a Side Mounted Antenna,18250 Colima Rd. LERONA PC5,43,33.988014,-117.882186„Tree Used as Support for Antenna,19267 Colima Rd ARENTH,43,33.994781,417,88595„Building With Antenna on Top,19102 E Walnut Drive LEMONCREST,64,34.02757,-117.877452,Creekside Park Candidate,Utility Pole/Tower,780 Creekside Drive FAIRWAY F2,45,33.988164,-117,8717,Candidate C,Pole Used Only to Mount Antenna,19705 Colima Road VALINDA B 12,52,34.034414,-117.937519„Pole Used Only to Mount Antenna,15920 Amar Rd VALINDA13,52,34.034414,-117.937519„Pole Used Only to Mount Antenria,15920 Amar Rd MANDERLY,43,34.012347,-117.886942„Pole Used Only to Mount Antenna,401 Nogales Street ROWLAND HEIGHTS F2,89,33.9975,-117.897556„Building with Tower/Antenna on Top,18625 RAILROAD STREET MANDERLY PCS,50,34.012347,-117.886942„Pole Used Only to Mount Antenna,401 Nogales Street pc.e" HighL Vos_ Rrl ,intoreo WIRJAZZAIIIIIti< F2 'W2 Mt *,,z‘ Seri NI MINI SAN ANTI:INIO COLLEGL SoutH 1-11us E Cod well Map of Verizon Facilities within +/- 3 Miles of Subject -6 Amat Rti o SCL Regal 2 -4! es, Cr SCL Regal 3 PO1PO4 LS 4,11014.0 Vona 21117 EST Its Mer INA'rl+‘ SCL 6,AMAR AI ,c ypdeiary Coll Club •sicio Rd Shadow Oak SCL Par Niipig CA :!7 soipek PAIAR A3 Aeo WALtP1LUT F2 eSt MANDERLY South San Jose Hills On-Air Small Cell /40 .47 i .P 0 ci 23 - ,ICtoN'l t„.4,6t,ite. -1 , ii4g1101 ,z,,, 5,01 - k4t4' san -.100 valley eivd Rowland St r Jose Atle RO*pa,ND HEIGHyrs F2 2.1 21 IZY ••••< SCL cj; SCL E2 SCL. COL1MAYEnle COLIMA B I Hills Mill PUENTE HILLS ACE) STORE 90 Asa_ VIPAND HT B18414NO-IT B2, Zarkrrone 01 Suarls Dr Olitf1111,IN RoyalVkIllGolf Club s'st • 15 0 t r bein \ •"'? 4>0 at."' VALIN OA ATTACHMENT 9 Veronica Hernandez From: Sent: To: Subject: Ron Garcia Thursday, December 17, 2015 11:06 AM Veronica Hernandez FW: Shadow Oak Park WTF FYI, please attach this email to the staff report when ready for review by the Planning Commission. From: ROBERT TORRES [mailto:roberthtorres@yahoo.connj Sent: Wednesday, December 16, 2015 5:22 PM To: Ron Garcia <Ron.Garcia@westcovina.org > Cc: Jeff Anderson <Jeff.Anderson@westcovina.org > Subject: Re: Shadow Oak Park WTF Hi Ron, I reviewed the public hearing video for the proposed Shadow Oak Park WTF and saw that the project was continued in order to explore the possibility of incorporating a eucalyptus design. I believe this design should fit in much better than the tower. I would recommend having Verizon prepare a few separate photo simulations showing the various types of eucalyptus designs available. There are two types of manufactured designs that I am aware of, but there could be more. The reason for this would be to simply see which design blends in better with the existing vegetation and trees. One type of mono-eucalyptus design treats the equipment as part of the branch system and matches the trunk color. The other matches the color of the equipment with the green leaves or places green fur over the equipment. I believe the latter option was the design approved at the Quail Ridge Shopping Center. Both branch and foliage color come in a variety of earth tones and that should be something to look at closely as well. The appropriate design should match the earth tone colors that immediately surround the proposed location. Also, the more foliage the better. Given that the current tower design encloses the antennas inside a box, I don't believe additional foliage would further interfere with the RF signal. Mono-tree manufacturers should be able to provide mono-trees with denser foliage upon request. I believe the density of the foliage is a huge factor in minimizing the visual impacts simply because it substantially screens the mounted equipment. Allowing the equipment to be easily visible essentially defeats the purpose of the stealth design. Having the City's Landscape Architect Consultant make some recommendations may also help in developing the most visually pleasing design. Also, new replacement trees to be planted near the tower should be from the eucalyptus family. Below are a few links to examples of mono-eucalyptus trees I found on the internet: http://forums.wirelessadvisor.com/data/xengallery/16/16899-2fl 7097a5e4d7a58f7acecab188fb134.ipg http://static.wixstatic.com/media/8628790cafe02aaca3d7677090a47fa9.wix mp 1024 kip ://www.artisti cengineering . com/assets/i mg/portfolio/large/new-11-ren. ip Also, certain types of mono-eucalyptus trees have limited foliage at the lower portion of the mono-tree, so it would be a good idea to have a simulation provided that shows the proposed tree with 2 sets of equipment (the set currently proposed and a future potential co- located set). This will allow staff, the public , and the commission to be reassured that future placement of co-located equipment will be possible without introducing a visual eyesore onto the existing mono-tree. It will also allow for the engineering plans to call-out branch dimensions at the lower levels of the tree that will best screen future collocated equipment. Adding future branching is the most common design solution in screening co-located equipment, but typically the color of new and old foliage do not match, which draws further attention to the new equipment. If the mono-eucalyptus tree ultimately does not result in good aesthetics due to the large antenna sizes or other factors, the commission may decide to stick with the current tower design. If this comes to pass, providing space inside the tower's legs for future co-location equipment would be a good idea. The current design would require future co-located antennas to be mounted on the legs outside of the box. Also, I believe the large yellow City logos on each face of the box draw further attention to the tower and add to its 1. lack of continuity with the surrounding greenery. If staff and/or the commission feel that there is a need for lettering on the tower, it should simply include the name of the park in a neutral earth tone color. The color of the tower should also be an earth tone (leaf green or light brown) that better blends in with the immediate surroundings. If matching the existing smaller tower that already exists at the park is a requirement, then painting the existing tower to match may be a better idea. Another possibility would be to add some architectural upgrades to the currently proposed tower design and possibly explore the idea of a clock tower. Although it would still involve introducing a new structure into a natural environment, it would be of much higher aesthetic quality and minimize the "ugliness" factor. As presently proposed, the tower simply does not look that great. Given that the commission has full discretion with respect to aesthetics, this recommendation could be easily implemented. Below is a link to an example of a much better looking tower design which includes natural stone finishing along the legs and decorative molding around the box. http ://rational urbanism .comlw p-conte ntfuploads/2013/07/20130713-165846.ipg I realize my thoughts may be somewhat overboard, but I believe giving attention to these small details is what ultimately leads to the least visually intrusive towers. Please forward my comments to the commission so they may also have adequate time to review & consider. Thanks Ron Robert From: Ron Garcia <Ron. Garcia@westcov ina.org> To: 'ROBERT TORRES' <roberthtorreavahoo.com > Sent: Tuesday, December 8, 2015 5:46 PM Subject: RE: Shadow Oak Park WTF Hi Robert will do From: ROBERT TORRES [mailto:roberthtorresyahoo.com] Sent: Tuesday, December 8, 2015 5:39 PM To: Ron Garcia <Ron.Garciawestcovina.orq> Cc: Jeff Anderson <Jeff Andersonwestcovina.orq> Subject: Re: Shadow Oak Park VVTF Hi Ron, I planned on attending the meeting tonight, but something came up. Please submit the below comments to the commission for their consideration. Thanks VVTF Location and Design: A ball field light design replacing one of the existing ball field lights will be a more harmonious the existing structures and less visual intrusive. The number of proposed antennas can be reduced and/or reduced in size and increase in power to provide needed coverage. This will also result in no new structures being introduced into the existing environment and further altering the natural views. If the project moves forward at the currently proposed location, a less visual intrusive monoeucalyptus design should be considered. 2 Thanks Ron. I 'II try to watch the hearing online. Robert From: Ron Garcia <Ron.Garciawestcovina.orq> To: 'ROBERT TORRES' <roberthtorresvahoo.com > Sent: Thursday. December 3, 2015 5:39 PM Subject: RE: Shadow Oak Park VVTF Hi Robert, my apologies for the late response below is the link where you will find the Planning Commission Agenda and staff report for the proposed facility. The documents should be available on the website after 6:30pm this afternoon. City Hall is closed on Friday please feel free to contact me next week if you have any questions prior to the hearing on Tuesday night. http://www.westcovina.orq/departments/city-clerk-/agendas-and-meetinqs/sire-meetinqs Regards, Ron Ron Garcia I Senior Planner I City of West Covina Planning Division 1444 West Garvey Ave. I West Covina, CA 91790 Phone (626) 939-8765 I FAX (626) 939-8667 ron.qarciawestcovina.orq http://www.westcovina orq/ Planning Department Counter Hours: 8:00 am to 4:00 pm. Mon-Thurs. From: ROBERT TORRES Fmailto.roberthtorresyahoo.coml Sent: Wednesday, November 18, 2015 4:42 PM To: Ron Garcia <Ron.Garciawestcovina.orq> Subject: Shadow Oak Park WTF Hi Ron, Another quick question: What was the reasoning behind the current design of the proposed VVTF at Shadow Oaks Park? There is a large baseball field at this park, so I am wondering why the proposed design is not similar to that of the VVTF recently approved at Del Norte Park? Was there a major height difference? Other reasons? The baseball field seems to be further away from residents, so I assume location was determined based on another factor. Thanks Robert 3 AGENDA ITEM NO. 3 DATE: April 12, 2016 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 15-46 CATEGORICAL EXEMPTION APPLICANT: Artashes Balyan LOCATION: 1314 W. Francisquito Avenue I. SUMMARY The applicant is requesting an administrative use permit (AUP) for a new 320-square foot small collections recycling center in the parking lot at the abovementioned address. This item was previously approved by the Planning Commission on February 23, 2016. The applicant is requesting to locate the recycling center in a new location within the parking lot. III. ANALYSIS The applicant is requesting an AUP to allow for a new 320-square foot small collections recycling facility. The facility would be a buy-back recycling center and would pay a fee for the delivery of recyclable materials. The facility would consist of two roll-off containers. On February 23, 2016, the Planning Commission approved the small collections recycling facility, with the condition that the facility be relocated from its originally-proposed location — in the center of the parking lot — to the east side of the parking lot. The applicant and property manager agreed to move the recycling center to this location. In addition, the Commission required that the roll-off containers be reduced in size to a maximum of 17 feet in length (they were originally proposed at 20'x8') due to the configuration of the parking spaces. The Planning Commission also required that employees wear a uniform at all times, and that all fluids be disposed of in a watertight container, with dumping of fluids on the parking lot prohibited (see Attachment 3 for the originally approved resolution). Staff was notified by Edward Salaz for Reliable Properties (a representative of the property owner) on March 3, 2016, that the approved location would not be suitable for the recycling center, due to restrictions in the lease between the property owners and DD's Discounts (Ross Stores, Inc). Mr. Salaz indicated that DD's Discounts' lease details restricted common areas that fall under the control of DD's Discounts, and the recycling center may not be located there (See Attachment 4). Mr. Salaz also provided a map of the "restricted" areas in the shopping center (Attachment 5), and the lease agreement with DD's Discounts (Attachment 6). ZACase Files\AUP12015115-46 1314 W Francisquito Avenue (Recycling Facility)\PC 4.12.161Staff Reporidoc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue April 12, 2016- Page 2 Staff reviewed the submitted materials and determined that a new location on the east side of the parking lot would be outside of the "restricted" common area according to the map provided by Mr. Salaz, and still satisfy the conditions of approval from the February 23, 2016 Planning Commission meeting (Attachment 7). The applicant was presented with this option but Mr. Salaz indicated that this area was still under different restrictions and the location would not work. Staff also reviewed the lease agreement with DD's Discounts and determined that DD's Discounts could provide written consent to locate the recycling center within the restricted common area. The applicant indicated that DD's Discounts would not approve the location. Staff requested a written letter from DD's Discounts' parent company, Ross Stores, Inc, indicating that they had been contacted and did not approve of the originally approved location. The applicant indicated that the landlord would not approve the original location and thus would not be willing to seek a written letter from Ross Stores, Inc. The applicant did not provide either a letter from Ross Stores, Inc, or the landlord regarding the originally approved location. The applicant submitted a new location for the recycling center. The proposed location is in the center of the shopping center, adjacent to an existing trash enclosure (approximately 50 feet east of the originally proposed location). The applicant has indicated this use would provide for easier clean up and disposal of trash and debris, would be centrally located and easily accessible for everyone in the center, and would not provide a barrier for line of sight and tenant exposure (Attachment 3). The applicant is also requesting that the bins be approved at their original length of 20 feet. Special Regulations for Unique Uses The Municipal Code lays out specific development standards for recycling centers. These development standards are as follows: (a) The center shall be established in conjunction with an existing or planned commercial use, industrial use, or service facility (herein referred to as the "host use") which is in compliance with the zoning, building, and fire codes of the City of West Covina. The proposed recycling facility would be located in an existing 150,000-square foot shopping center. (b) The center shall be no larger than five hundred (500) square feet, and the placement of a small collection facility shall not create a parking deficit. The proposed recycling facility would be 320 square feet in size and will not create a parking deficit. The existing parking surplus allows for a reduction of a maximum of four parking spaces. The proposed recycling center would utilize a total of four parking spaces: two for the roll-off containers and two for the facility attendant/operation. ZACase Files\AUP\2015 115-46 1314 W Francisquito Avenue (Recycling Facility)IPC 4.12.161Staff Report.doc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue April 12, 2016- Page 3 (c) The center shall be set back at least fifty (50) feet from a right-of-way line, unless deemed adequately screened by the planning director or planning commission, and shall not obstruct pedestrian or vehicular circulation. The proposed recycling facility would be located approximately 191 feet away from the nearest right-of-way line. The proposed recycling facility would be located on two parking stalls and would not obstruct pedestrian or vehicular circulation. (d) No power-driven processing equipment except for reverse vending machines shall be employed. The proposed facility is a buy back recycling center. No power-driven processing equipment is proposed, and staff has included this as a condition of approval. (e) Containers shall be constructed and maintained with durable waterproof leakproof and rustproof material, covered and locked when the center is not attended, secured from unauthorized entry or removal of material, and shall be of a capacity sufficient to accommodate the materials collected and the collection schedule. The proposed facility would be constructed of durable metal and will be locked and secured when the center is closed. The containers would be of a capacity sufficient to accommodate the materials collected, and the containers will be emptied once they have reached capacity. Staff has included conditions of approval requiring rust-proof and anti-graffiti coatings, as well as regular collection of the materials. (f) All recyclable material shall be stored in containers or in the mobile unit vehicle, and no materials shall be left outside of containers when attendant is not present. Staff has included this as a condition of approval. (g) The facility shall be maintained free of vermin, litter and any other undesirable materials, and be swept at the end of each collection day and cleaned weekly. Staff has included this as a condition of approval. (h) Noise levels shall not exceed sixty (60) dBA as measured at the property line of a residentially zoned or occupied site; otherwise, noise levels shall not exceed seventy (70) dBA. Z: I Case Files\AUP 12015115-46 1314 W Francisquito Avenue (Recycling Facility)WC 4.12.161Staff Report.doc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue April 12, 2016- Page 4 Staff has included this as a condition of approval. (i) Attended facilities shall have a minimum distance of two hundred and fifty (250) feet of a site zoned or occupied/or residential use. The proposed recycling facility would be located approximately 268 feet away from the nearest residentially-zoned property. 6) Attended facilities shall operate only during the hours between 8:00 a.m. and 7:00 p.m. on weekdays and 10:00 a.m. and 6:00 p.m. on weekends and holidays. The proposed facility would operate seven days a week. The hours of operation would be Monday through Friday from 9:00 AM to 5:00 PM and Saturday and Sunday from 10:00 AM to 4:00 PM. (k) Containers shall be clearly marked to identilY the type of material which may be deposited; the facility shall be clearly marked to identi6 the name and telephone number of the facility operator and the hours of operation, and display a notice stating that no material shall be left outside the containers. The applicant has proposed signage that would indicate the state certificate sign, an open sign, the hours of operation, a price sign, and signs stating accepted materials. Staff has included a condition of approval requiring the posting of the name and telephone number of the facility, as well as a notice stating that no material shall be left outside the containers. (1) The facility shall not impair the landscaping required for any concurrent use. The proposed facility will not impact any landscaped areas of the site. (m)No additional parking spaces are required for customers of the recycling center when located in an established parking lot of the host use; one (1) space will be provided for the attendant, ?/needed. One parking space would be provided for the facility attendant. (n) Small collection facility shall have an area clearly marked to prohibit other vehicular parking during hours when the mobile unit is scheduled to be present. ZACase Files\AUP12015\15-46 1314 W Francisquito Avenue (Recycling Facility)1PC 4.12.161Staff Report.doc Administrative Use Permit No, 15-46 1314 W. Francisquito Avenue April 12, 2016- Page 5 The proposed recycling facility is not a mobile unit. (o) Occupation of parking spaces by the facility and by the attendant may not reduce available parking spaces below the minimum number required for the primary host use unless all of the following conditions exist: I. The facility is located in a convenience zone or a potential convenience zone as designated by the California Department of Conservation. 2. A parking study shows that existing parking capacity is not already fully utilized during the time the recycling facility is in operation. The proposed recycling facility would not create a parking deficit. Under the Municipal Code, a total of four parking stalls are permitted to be removed due to a surplus of 120 parking spaces. (p) If the permit expired without renewal, the recycling facility shall be removed from the site on the day following permit expiration. Staff has included this as a condition of approval. (q) A twelve-inch by twelve-inch sign which states the redemption value offered shall be posted daily. Staff has included this as a condition of approval. (r) The small collection facility shall be screened when determined by the review authority to reduce visibility impacts from off-site and main traffic areas on-site. Staff has not determined the proposed facility should be screened. (s) Small collection facilities shall only be located on a property with a market that is greater than thirty thousand (30,000) square feet in floor area. The proposed recycling facility would be located in the Sunset Square Shopping Center, which includes the 49,800-square foot Northgate Market. ZACase Files\AUP12015115-46 1314W Francisquito Avenue (Recycling Facility)1PC 4.12.161Staff Report.doe Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue April 12, 2016- Page 6 IV. FINDINGS Before an application for an administrative use permit may be granted, the following findings must be made: (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 recycling center would be located in a large shopping center and would provide opportunities for recycling in the area. The proposed recycling center would be located an adequate distance away from residential development and would be monitored during all hours of operation. (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 recycling center would be located approximately 268 feet away from the nearest residentially-zoned property. The proposed recycling center would be monitored during all hours of operation and would be kept free of litter. Staff has included conditions of approval to address the cleanliness and maintenance of the site. (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 recycling center would be located in a 150,000-square foot shopping center. The proposed recycling center would occupy two parking stalls, as well as two parking stalls for the employee and operation of the facility. The recycling center's use of the four parking stalls would not create a parking deficit or interfere with any other use on the site. (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 lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed small recycling center is not anticipated to require additional infrastructure or services beyond that provided for the existing tenants in the center. Therefore the development can be adequately served by existing infrastructure and services. Z:\Case Files\AUP12015\15-46 1314 W Francisquito Avenue (Recycling Facility)IPC 4.12.161Staff Report.doc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue April 12, 2016- Page 7 (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 proposed recycling center would provide a service to the surrounding neighborhood allowing individuals to recycle materials for cash and would not adversely affect the general plan. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Administrative Use Permit No. 15-46. Alternatively, the Planning Commission could continue the item to allow for more time to research the potential negative impacts of a small recycling center, or continue the item to allow staff to prepare a resolution of denial. A denial of this item would still allow the applicant to locate the recycling center in the location approved on February 23, 2016. Veronica Hem Assistant P1 REVIEWED AND APPROVED: Jeff dersfon, AICP Planning Director Attachments: Attachment I — Administrative Use Permit Resolution for Approval Attachment 2— Planning Commission Staff Report dated February 23, 2016 Attachment 3 — Approved AUP Resolution No. 16-5806 Attachment 4— Letter from Applicant Attachment 5 — Map of Parking Restrictions Attachment 6 — Lease Agreement with DD's Discounts Attachment 7 — Map from Planning Staff Indicating Alternative Locations for Facility Attachment 8 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) Z: I Case Files\AUP 12015\15-46 1314 W Francisquito Avenue (Recycling Facility)1PC 4,12.161Staff Report.doe ATTACHMENT 1. PLANNING COMMISSION RESOLUTION NO. 16- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 15-46 ADMINISTRATIVE USE PERMIT NO. 15-46 CATEGORICAL EXEMPTION APPLICANT: Artashes Balyan LOCATION: 1314 W. Francisquito Avenue WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Commission, a request for an administrative use permit to approve a small collections recycling facility, on that certain property generally described as: Assessor Parcel Number 8471-001-016, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has requested an administrative use permit for small collections recycling facility; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 12 th day of April, 2016, conduct duly advertised public hearings to consider the subject application for an administrative use permit; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of an administrative use permit to allow a small collections recycling facility. The subject site is located in the "N-C" (Neighborhood Commercial) Zone. 2. The applicant is proposing to construct a 320-square foot small collections recycling facility located in a 150,000-square foot shopping center. 3. Appropriate findings for approval of an administrative use permit for a small collections recycling facility: 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. ZACase FileslAUP12015 115-46 1314 W Franeisquito Avenue (Recycling Facility)\PC 4.12.161AUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-46 April 12, 2016 Page 2 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 he 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. 4. This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project involves the construction of a small recycling facility. 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 recycling center would be located in a large shopping center and would provide opportunities for recycling in the area. The proposed recycling center would be located an adequate distance away from residential development and would be monitored during all hours of operation. b. The proposed recycling center would be located approximately 268 feet away from the nearest residentially-zoned property. The proposed recycling center would be monitored during all hours of operation and would be kept free of litter. Staff has included conditions of approval to address the cleanliness and maintenance of the site. c. The proposed recycling center would be located in a 150,000-square foot shopping center. The proposed recycling center would occupy two parking stalls, as well as two parking stalls for the employee and operation of the facility. The recycling center's use of the four parking stalls would not create a parking deficit or interfere with any other use on the site. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed small recycling center is not anticipated to require additional infrastructure or services beyond that provided for the existing tenants in the center. Therefore the development can be adequately served by existing infrastructure and services. Z:1Case Files1AUP12015115-46 1314W Francisquito Avenue (Recycling Facility)1PC 4.12.161AUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-46 April 12, 2016— Page 3 e. The proposed recycling center would provide a service to the surrounding neighborhood allowing individuals to recycle materials for cash and would not adversely affect the general plan. 3. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 15-46 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said administrative use permit by the Planning Director, Planning Commission, or City Council. 4. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this administrative use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 5. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 6. That the approval of the administrative use permit is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on April 12, 2016. b. The recycling center shall not be expanded or relocated without approval of an additional administrative use permit. c. That the project comply with all requirements of the "Neighborhood Commercial" (N-C) Zone, and all other applicable standards of the West Covina Municipal Code. d. That the project comply with all requirements of Section 26-685.93 of the West Covina Municipal Code. e. This approval is for two recycling containers. One container shall be a maximum of 20 feet in length, 8 feet in width, and 10 feet, 3 inches in height. The second container shall be a maximum of 20 feet in length, 8 feet in width, and 6 feet, 5 inches in height. f. The containers shall be placed perpendicular to the parking stalls, with the opening facing onto parking stalls to be used from the recycling center operators. g. Review by the Planning Commission of the operation of the recycling center shall be required after three (3) months of operation. During this review, the Planning Commission shall consider the location, noise generation, security issues, and any other issues, and its ZACase Files\AUP12015115-46 1314 W Francisquito Avenue (Recycling Facility)\PC 4.12.161AUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-46 April 12, 2016 — Page 4 effect on nearby commercial businesses and residential properties, and shall determine if additional restrictions, conditions, or physical improvements are needed in order to mitigate these effects. h. The containers shall be constructed of durable metal and painted in a light beige color with anti-graffiti coatings. The containers shall be waterproof, leakproof, and rustproof i. The containers shall be locked when the center is not attended, secured from unauthorized entry or removal of material, and shall be of a capacity sufficient to accommodate the materials collected and the collection schedule. The recycling containers may take up two parking stalls. The containers and any related materials, including but not limited to recyclable materials, chairs, etc., may not interfere with parking lot circulation. One additional parking stall is permitted for the facility attendant. A maximum of four parking stalls total may be utilized for the entire operation. k. The queuing line to submit recyclable materials shall be monitored by the attendant to ensure that the circulation of the center shall not be affected and that other parking spaces shall not be affected. Cones shall be laid out marking the queuing area during all times it is in operation. Prior to final building permit issuance, the applicant shall demonstrate, to the satisfaction of the Planning Director, the schematic of how the proposed containers will be placed on the site and how line queuing will be situated. 1. Access to the containers must be taken from the property on which the containers are located. The recycling facility, including parking and queuing, must be wholly situated on the site and no portion of the recycling center may encroach onto the neighboring property. m. Signage shall be installed, per Planning Director's approval, on the recycling containers that clearly indicate the purpose of the facility. Signage shall also indicate the following information: i. That the containers are for recycling ii. The types of materials which may be deposited iii. The name and telephone number of the facility operator iv. The hours of operation v. A notice stating that no material shall be left outside the containers vi. A 12-inch by 12-inch sign which states the redemption value offered shall be posted daily. n. The facility shall operate Monday through Friday from 9:00 AM to 5:00 PM and Saturdays and Sundays from 10:00 AM to 4:00 PM. o. The facility attendant shall wear a uniform during all times of operation. P. The site shall be patrolled once per day to ensure cleanliness and security. q. All recyclable material shall be stores in containers or in the mobile unit vehicle, and no materials shall be left outside of containers when attendant is not present Z:1Case Eiles1AUP12015115.46 1314 W Francisquito Avenue (Recycling Facility)IPC 4.12.16IAUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-46 April 12, 2016 — Page 5 r. Any fluid shall be disposed of in a watertight container. The facility attendant shall have a five-gallon supply of water during all times of operation to dilute any residual fluid mixture. Fluids may not be dumped on the parking lot. s. No power-driven processing equipment shall be employed. t. The facility shall be maintained free of vermin, litter, and any other undesirable materials, and be swept at the end of each collection day and cleaned weekly. u. Noise levels shall not exceed sixty (60) dBA as measured at the property line of a residentially zoned or occupied site; otherwise, noise levels shall not exceed seventy (70) dBA. v. The facility shall not impair the landscaping required for any concurrent use. w. If the permit expires without renewal, the recycling facility shall be removed from the site on the day following permit expiration. x. That any proposed changes to the approved site plan, floor plan or elevations be reviewed by the Planning Department, and the written authorization of the Planning Director shall be obtained prior to implementation. Y. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. z. The approved use shall not create a public nuisance as defined in the West Covina Municipal Code Section 26-416 regarding landscape maintenance and property maintenance. aa. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. Any graffiti that appears on the recycling collection bins shall be cleaned or removed within 24 hours. bb. The applicant shall sign an affidavit accepting all conditions of this approval. cc. This approval is effective for a period of one (1) year. All applicable building permits must be obtained within one (1) year of project approval. dd. Building Requirements: 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Submit plans for review. A building permit will be required. ZACase Files\AUP12015115-46 1314W Francisquito Avenue (Recycling Facility)\PC 4.12.161AUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-46 April 12, 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 12 th day of April, 2016, by the following vote: AYES: NOES: ABSENT: DATE: April 12, 2016 EXPIRATION DATE: April 12, 2017 If not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase FileslAUP12015115-46 1314 W Francisquito Avenue (Recycling Facility)\PC 4.12.161AUP Reso.doc ATTACHMENT 2 AGENDA ITEM NO. 2 DATE: February 23, 2016 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 15-46 CATEGORICAL EXEMPTION APPLICANT: Artashes Balyan LOCATION: 1314 W. Francisquito Avenue I. SUMMARY The applicant is requesting an administrative use permit for a new 320-square foot small collections recycling center in the parking lot at the abovementioned address. Staff recommends that the Planning Commission adopt a resolution approving Administrative Use Permit No. 15-46. ZACase Files\AUP\2015115-46 1314 W Francisquito Avenue (Recycling Facility)1PC 2.23.161Staff Report.cloc Administrative Use Permit No. 15-46 1314W. Francisquito Avenue February 10, 2016- Page 2 II. BACKGROUND ITEM DESCRIPTION ZONING AND GENERAL PLAN Zoning: "Neighborhood Commercial- (N-C), Service and Neighborhood Commercial SURROUNDING LAND USES AND ZONING North: "Single-Family Residential" (R-1) and "Multifamily-20 - (MF-20); single-family residences and multi-family residences East: Single-family residences (City of La Puente) South: "Single-Family Residential" (R-1); single-family residences West: "Single-Family Residential" (R-1); single-family residences CURRENT DEVELOPMENT Sunset Square Shopping Center LEGAL NOTICE Notices of Public Hearing have been mailed to 445 owners and occupants of properties located within 300 feet of the subject site. Due to concerns about possible negative impacts from recycling facilities, the West Covina City Council approved Code Amendment No. 09-06 related to recycling facility standards and procedures for hearings, revocations and appeals. The initiation of the code amendment followed the revocation of Administrative Review No. 08-09 in July of 2009. Neighboring residents and property owners expressed several concerns about the small collections recycling facility including the hours of operation, cleanliness of the operation, the dumping of liquids in the parking lot, and noise levels. The code amendment incorporated development standards specific to small collections recycling facilities in order to mitigate these concerns. The proposed small collections recycling facility is the first to be proposed since the approval of Code Amendment No. 09-06. The proposed facility has met all of the development standards required for small collections recycling facilities. HI. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting an AUP to allow for a new 320-square foot small collections recycling facility. The facility would be a buy-back recycling center and would pay a fee for the delivery of recyclable materials. The facility would consist of two roll-off containers. The first container would be 20 feet in length, 8 feet in width, and 10 feet, 3 inches in height. The adjacent container would also be 20 feet in length and 8 feet in width, with a height of 6 feet, 5 inches, Staff is recommending a reduction in the length of the containers to 17 feet to fit within the parking spaces and to not interfere with the required 25-foot wide drive aisle. The proposed facility would operate seven days a week. The hours of operation would be Monday through Friday from 9:00 AM to 5:00 PM and Saturday and Sunday from 10:00 AM to 4:00 PM. The facility will have one attendant on the site during all hours of operation. The recycling facility would be located in the parking lot of the existing Sunset Square shopping center and would occupy two parking spaces for the facility, and one parking space for the attendant. Under the Municipal Code, a reduction in parking spaces is permitted ZACase Files\AUP12015l15-46 1314 W Francisquito Avenue (Recycling Facility)\ Staff Report.cloc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue February 10,2016- Page 3 provided a surplus of parking exists at the site. The uses at the site require a total of 450 parking stalls; 570 parking spaces are provided. A surplus of 100-299 spaces allows for a reduction of four parking spaces. Therefore, the proposed recycling center would occupy fewer than the maximum number of allowed parking spaces. Notification of Proposal As required for an AUP, mailings were sent out to neighboring property owners and residents. On January 25, 2016, staff received a letter from Patty Fors, the property manager at the adjacent Sunset Gardens multi-family residential development to the north of the shopping center. Ms. Fors requested a public hearing due to concerns that the proposed recycling facility would attract a large number of homeless people to the area and result in an increase in break- ins and loitering. Staff was also contacted by Hector Silva, owner of Northgate Market, who expressed opposition to the project based on concerns of an increase in litter on the site. The applicant has submitted a response letter to these concerns, declarations of support from neighboring tenants and property owners at another location he manages, and photographs of the Sunset Gardens apartment complex (Attachments 3, 4, and 5). Staff contacted the Police Department to try to determine if a previously existing recycling facility at that location resulted in an increase in crime, or if the calls of service for the area went down after the recycling center left the shopping center. However, staff was informed that this information would be difficult to gauge for the area due to the many different addresses in the vicinity and that it would be difficult to determine, if such data were available, whether the increase or decrease in calls of service was related to the recycling center specifically. The Police Department expressed no concerns regarding the proposed recycling facility. Special Regulations for Unique Uses Following the approval of Code Amendment No. 09-06 the Municipal Code lays out specific development standards for recycling centers. The development standards for small collections recycling facilities are as follows: (a) The center shall be established in conjunction with an existing or planned commercial use, industrial use, or service facility (herein referred to as the "host use") which is in compliance with the zoning, building, and fire codes of the City of West Covina. The proposed recycling facility would be located in an existing 150,000-square foot shopping center. (b) The center shall be no larger than five hundred (500) square feet, and the placement of a small collection facility shall not create a parking deficit. The proposed recycling facility would be 320 square feet in size and will not create a parking deficit. The existing parking surplus allows for a reduction of a maximum of ZAC-ase Fi1es\AUPI2015 115-46 1314W Francisquito Avenue (Recycling Facility)Staff Reportdoc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue February 10, 2016- Page 4 four parking spaces. The proposed recycling center would utilize a total of three parking spaces: two for the roll-off containers and one for the facility attendant. (c) The center shall be set back at least fifty (50) feet from a right-of-way line, unless deemed adequately screened by the planning director or planning commission, and shall not obstruct pedestrian or vehicular circulation. The proposed recycling facility would be located approximately 234 feet away from the nearest right-of-way line. The proposed recycling facility would be located on two parking stalls and would not obstruct pedestrian or vehicular circulation. (d) No power-driven processing equipment except for reverse vending machines shall be employed. The proposed facility is a buy back recycling center. No power-driven processing equipment is proposed, and staff has included this as a condition of approval. (e) containers shall be constructed and maintained with durable waterproof leakproof and rustproof material, covered and locked when the center is not attended, secured from unauthorized entry or removal of material, and shall be of a capacity sufficient to accommodate the materials collected and the collection schedule. The proposed facility would be constructed of durable metal and will be locked and secured when the center is closed. The containers would be of a capacity sufficient to accommodate the materials collected, and the containers will be emptied once they have reached capacity. Staff has included conditions of approval requiring rust-proof and anti-graffiti coatings, as well as regular collection of the materials. 02 All recyclable material shall be stored in containers or in the mobile unit vehicle, and no materials shall be left outside of containers when attendant is not present. Staff has included this as a condition of approval. (g) The facility shall be maintained free of vermin, litter and any other undesirable materials, and be swept at the end of each collection day and cleaned weekly. Staff has included this as a condition of approval. Z:\Case Files\AUP\2015\ 15-46 1314 W Francisquito Avenue (Recycling Facility)1StaReportdoc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue February 10, 2016- Page 5 (h) Noise levels shall not exceed sixty (60) dBA as measured at the property line of a residentially zoned or occupied site: otherwise, noise levels shall not exceed seventy (70) dBA. Staff has included this as a condition of approval. (i) Attended facilities shall have a minimum distance of two hundred and fifty (250) feel of a site zoned or occupied for residential use. The proposed recycling facility would be located approximately 305 feet away from the nearest residentially-zoned property. 62 Attended facilities shall operate only during the hours between 8:00 a, in. and 7: 00 p. m. on weekdays and 10:00 a. in. and 6:00 p.m. on weekends and holidays. The proposed facility would operate seven days a week. The hours of operation would be Monday through Friday from 9:00 AM to 5:00 PM and Saturday and Sunday from 10:00 AM to 4:00 PM. (k) Containers shall be clearly marked to identib? the type of material which may be deposited: the facility shall be clearly marked to identi& the name and telephone number of the facility operator and the hours of operation, and display a notice stating that no material shall he left outside the containers. The applicant has proposed signage that would indicate the state certificate sign, an open sign, the hours of operation, a price sign, and signs stating accepted materials. Staff has included a condition of approval requiring the posting of the name and telephone number of the facility, as well as a notice stating that no material shall be leti outside the containers. (7) The facility shall not impair the landscaping required for any concurrent use. The proposed facility will not impact any landscaped areas of the site. (m)No additional parking spaces are required for customers of the recycling center when located in an established parking lot of the host use; one (1) space will be providedfir the attendant, if needed. One parking space would be provided for the facility attendant. ZACase Files\AUP\2015\15-46 1314W Francisquito Avenue (Recycling Facility)StafTReport.doc Administrative Use Permit No. 15-46 1314 W. Francisquito Avenue February 10, 2016- Page 6 (n) Small collection facility shall have an area clearly marked to prohibit other vehicular parking during hours when the mobile unit is scheduled to be present. The proposed recycling facility is not a mobile unit. (o) Occupation of parking spaces by the facility and by the attendant may not reduce available parking spaces below the minimum number required for the primary host use unless all of the following conditions exist: 1. The facility is located in a convenience zone or a potential convenience zone as designated by the California Department of Conservation. 2. A parking study shows that existing parking capacity is not already filly utilized during the time the recycling facility is in operation. The proposed recycling facility would not create a parking deficit. Under the Municipal Code, a total of four parking stalls are permitted to be removed due to a surplus of 120 parking spaces. If the permit expired without renewal, the recycling facility shall be removed from the site on the day following permit expiration. Staff has included this as a condition of approval. (q) A twelve-inch by twelve-inch sign which states the redemption value offered shall be posted daily. Staff has included this as a condition of approval. (r) The small collection facility shall be screened when determined by the review authority to reduce visibility impacts from off-site and main traffic areas on-site. Staff has not determined the proposed facility should be screened. (s) Small collection facilities shall only be located on a property with a market that is greater than thirty thousand (30,000) square feet in floor area. The proposed recycling facility would be located in the Sunset Square Shopping Center. which includes the 49,800-square foot Northgate Market. ZACase Files\AUP12015\15-46 1314 W Francisquito Avenue (Recycling FacilitO.Staff Report.doc Administrative Use Permit No. 1546 1314 W. Francisquito Avenue February 10, 2016- Page 7 IV. FINDINGS Before an application for an administrative use permit may be granted, the following findings must be made: (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 communhy. The proposed recycling center would be located in a large shopping center and would provide opportunities for recycling in the area. The proposed recycling center would be located an adequate distance away from residential development and would be monitored during all hours of operation. (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 recycling center would be located approximately 305 feet away from the nearest residentially-zoned property. The proposed recycling center would be monitored during all hours of operation and would be kept free of litter. Staff has included conditions of approval to address the cleanliness and maintenance of the site. (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 recycling center would be located in a 150,000-square foot shopping center. The proposed recycling center would occupy two parking stalls, as well as one parking stall for an employee. The recycling center's use of the three parking stalls would not create a parking deficit or interfere with any other use on the site. (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 lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed small recycling center is not anticipated to require additional infrastructure or services beyond that provided for the existing tenants in the center. Therefore the development can be adequately served by existing infrastructure and services. ZACase Files\AUPI2015\15-46 1314 W Francisquito Avenue (Recycling Facility)1StaffReport.doc Administrative Use Permit No. 15-46 13 14 W. Francisquito Avenue February 10,2016- Page 8 (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 proposed recycling center would provide a service to the surrounding neighborhood allowing individuals to recycle materials for cash and would not adversely affect the general plan. V. ENVIRONMENTAL DETERMINATION This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), as the proposal involves the construction of a small recycling facility. VI. CONCLUSION The applicant is proposing a small, 320-square foot recycling center located in the Sunset Square Shopping Center. The recycling center would utilize three parking stalls. The recycling center would operate as a buyback facility, offering a posted rate of exchange for accepted items. The proposed recycling center meets all development standards. Although nearby property owners and managers have expressed concerns regarding the proposed recycling center, staff has included conditions of approval on potential negative impacts, including conditions on noise, maintenance, hours of operate, and cleanliness of the site. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Administrative Use Permit No. 15-46. Alternatively, the Planning Commission could continue the item to allow for more time to research the potential negative impacts of a small recycling center, or continue the item to allow staff to prepare a resolution of denial. ge,sitod," Veronica Henn Assistant Planner REVIEWED AND APPROVED: Jeffeadetison, AICP Planning Director Z:\Case Files\AUP‘20I 5\15-46 1314W Francisquito Avenue (Recycling Facility)1StafiReport.doc Administrative Use Permit No. 15-46 1314W. Francisquito Avenue February 10, 2016- Page 9 Attachments: Attachment 1 — Administrative Use Permit Resolution for Approval Attachment 2— Request for Public Hearing from Patty Fors Attachment 3 — Letter from Applicant Attachment 4— Declarations in Support of Recycling Business Attachment 5— Photographs of Sunset Gardens Apartment Complex 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\ALR2015 I 15-46 1314 W Francisquito Avenue (Recycling Facility)\StaffReporuloc ATTACHMENT PLANNING COMMISSION RESOLUTION NO. 16-5806 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 15-46 ADMINISTRATIVE USE PERMIT NO. 15-46 CATEGORICAL EXEMPTION APPLICANT: Artashes Balyan LOCATION: 1314 W. Francisquito Avenue WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Commission, a request for an administrative use permit to approve a small collections recycling facility, on that certain property generally described as: Assessor Parcel Number 8471-001-016, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has requested an administrative use permit for small collections recycling facility; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 23 1-`1 day of February, 2016, conduct duly advertised public hearings to consider the subject application for an administrative use permit; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: The applicant is requesting the approval of an administrative use permit to allow a small collections recycling facility. The subject site is located in the "N-C" (Neighborhood Commercial) Zone. The applicant is proposing to construct a 320-square foot small collections recycling facility located in a 150,000-square foot shopping center. Appropriate findings for approval of an administrative use permit for a small collections recycling facility: 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. ZACase Fi1es\AUP\2015115-46 1314W Francisquito Avenue (Recycling Facility)1PC 2.23.161AUP Reso.cloc Planning Commission Resolution No. 16-5806 Administrative Use Permit No. 15.46 February 23,2016 — Page 2 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. 4. This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project involves the construction of a small recycling facility. 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 recycling center would be located in a large shopping center and would provide opportunities for recycling in the area. The proposed recycling center would be located an adequate distance away from residential development and would be monitored during all hours of operation. b. The proposed recycling center would be located approximately 305 feet away from the nearest residentially-zoned property. The proposed recycling center would be monitored during all hours of operation and would be kept free of litter. Staff has included conditions of approval to address the cleanliness and maintenance of the site. c. The proposed recycling center would be located in a 150,000-square foot shopping center. The proposed recycling center would occupy two parking stalls, as well as one parking stall for an employee. The recycling center's use of the three parking stalls would not create a parking deficit or interfere with any other use on the site. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed small recycling center is not anticipated to require additional infrastructure or services beyond that provided for the existing tenants in the center. Therefore the development can be adequately served by existing infrastructure and services. Z:1Case Files\AUP\2015\15-46 1314 W Francisquito Avenue (Recycling Facility)1PCIAUP Resosloc Planning Commission Resolution No. 16-5806 Administrative Use Permit No. 15-46 February 23, 2016 — Page 3 e. The proposed recycling center would provide a service to the surrounding neighborhood allowing individuals to recycle materials for cash and would not adversely affect the general plan. 3. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 15-46 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said administrative use permit by the Planning Director, Planning Commission, or City Council. 4. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this administrative use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 5. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees. caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 6. That the approval of the administrative use permit is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on February 23, 2016. b. The recycling center shall not be expanded or relocated without approval of an additional administrative use permit. c. That the project comply with all requirements of the "Neighborhood Commercial" (N-C) Zone, and all other applicable standards of the West Covina Municipal Code. d. That the project comply with all requirements of Section 26-685.93 of the West Covina Municipal Code. e. This approval is for two recycling containers. One container shall be a maximum of 17 feet in length, 8 feet in width, and 10 feet, 3 inches in height. The second container shall be a maximum of 17 feet in length, 8 feet in width, and 6 feet, 5 inches in height. f. The containers shall be placed perpendicular to the parking stalls, with the opening facing onto parking stalls to be used from the recycling center operators. g. Review by the Planning Commission of the operation of the recycling center shall be required after three (3) months of operation. During this review, the Planning Commission shall consider the location, noise generation, security issues, and any other issues, and its Z:\Case Files\AUP12015115-46 1314W Francisquito Avenue (Recycling Facility)\PCVWP Reso.doe Planning Commission Resolution No. 16-5806 Administrative Use Permit No. 15-46 February 23, 2016 — Page 4 effect on nearby commercial businesses and residential properties, and shall determine if additional restrictions, conditions, or physical improvements are needed in order to mitigate these effects. h. The containers shall be constructed of durable metal and painted in a light beige color with anti-graffiti coatings. The containers shall be waterproof, leakproof, and rustproof. i. The containers shall be locked when the center is not attended, secured from unauthorized entry or removal of material, and shall be of a capacity sufficient to accommodate the materials collected and the collection schedule. The recycling containers may take up two parking stalls. The containers and any related materials, including but not limited to recyclable materials, chairs, etc., may not interfere with parking lot circulation. One additional parking stall is permitted for the facility attendant. A maximum of four parking stalls total may be utilized for the entire operation. k. The queuing line to submit recyclable materials shall be monitored by the attendant to ensure that the circulation of the center shall not be affected and that other parking spaces shall not be affected. Cones shall be laid out marking the queuing area during all times it is in operation. Prior to final building permit issuance, the applicant shall demonstrate, to the satisfaction of the Planning Director, the schematic of how the proposed containers will be placed on the site and how line queuing will be situated. 1. Access to the containers must be taken from the property on which the containers are located. The recycling facility, including parking and queuing, must be wholly situated on the site and no portion of the recycling center may encroach onto the neighboring property. m. Signage shall be installed, per Planning Director's approval, on the recycling containers that clearly indicate the purpose of the facility. Signage shall also indicate the following information: i. That the containers are for recycling iL Th_types ofmaterials_which mayle_deposited ill. The name and telephone number of the facility operator iv. The hours of operation v. A notice stating that no material shall be left outside the containers vi. A 12-inch by 12-inch sign which states the redemption value offered shall be posted daily. n. The facility shall operate Monday through Friday from 9:00 AM to 5:00 PM and Saturdays and Sundays from 10:00 AM to 4:00 PM. o. The facility attendant shall wear a uniform during all times of operation. P. The site shall be patrolled once per day to ensure cleanliness and security. q. All recyclable material shall be stores in containers or in the mobile unit vehicle, and no materials shall be left outside of containers when attendant is not present ZACase Files\ AUP\2015 115-46 1314W Francisquito Avenue (Recycling Facility)1130AUP Reso.doc Planning Commission Resolution No. 16-5806 Administrative Use Permit No. 15-46 February 23, 2016— Page 5 r. Any fluid shall be disposed of in a watertight container. The facility attendant shall have a five-gallon supply of water during all times of operation to dilute any residual fluid mixture. Fluids may not be dumped on the parking lot. s. No power-driven processing equipment shall be employed. t. The facility shall be maintained free of vermin, litter, and any other undesirable materials. and be swept at the end of each collection day and cleaned weekly. u. Noise levels shall not exceed sixty (60) dBA as measured at the property line of a residentially zoned or occupied site; otherwise, noise levels shall not exceed seventy (70) dBA. v. The facility shall not impair the landscaping required for any concurrent use. w. If the permit expires without renewal, the recycling facility shall be removed from the site on the day following permit expiration. x. That any proposed changes to the approved site plan, floor plan or elevations be reviewed by the Planning Department, and the written authorization of the Planning Director shall be obtained prior to implementation. Y. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. z. The approved use shall not create a public nuisance as defined in the West Covina Municipal Code Section 26-416 regarding landscape maintenance and property maintenance. aa. Any graffiti that appears on the property during construction shall be cleaned or removed _ _on_the_same_business_day. Any graffiti_that appears ontherecyclingcoliectionbinssha1ibe cleaned or removed within 24 hours. bb. The applicant shall sign an affidavit accepting all conditions of this approval. cc. This approval is effective for a period of one (1) year. All applicable building permits must be obtained within one (1) year of project approval. dd. Building Requirements: 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Submit plans for review. A building permit will be required. ZACase FileslAUP\2015 115-46 1314 W Francisquito Avenue (Recycling Facility)1PC \AUP Reso.doe Planning Commission Resolution No. 16-5806 Administrative Use Permit No. 15-46 February 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 February, 2016, by the following vote: AYES: Heng, Castellanos, Jimenez, Redholz NOES: Holtz ABSENT: None DATE: February 23,2016 EXPIRATION DATE: February 23, 2017, If not used. Dario Castellanos, Chairman Planning Commission JifflAnderson, AICP, Secretary lanning Commission Z:\Case Files\AUP12015115-46 1314W Francisquito Avenue (Recycling Facility)1PCIAUP Reso.doc ATTACHMENT 4 RELIABLE PROPERTIES ..•191; ,...223) 653-3777 • FAX: (323) 651-4017 March 3,2016 City of West Covina Planning Department 1444 West Garvey Avenue South West Covina, CA 91790 Attn.: Planning Commission Honorable Commissioner Herb Redholz Honorable Commissioner Dario Castellanos Honorable Commissioner Donald Holtz Honorable Commissioner Jose Jimenez Honorable Commissioner Sheena Heng Re: RECYCLING TENANT — ADMINISTRATIVE USE PERMIT NO. 15-46 Honorable Planning Commissioners, We hope this finds you and yours well. We appreciate your review, and consideration, of our request for the new proposed location of the Tenant's recycling container where indicated in the attached site plan. We, respectfully, request your consideration pursuant to the numerous valid reasons as herein below provided: 1) Our anchor tenant, Ross Stores, Inc. (DD's Discounts), has specific common areas under their "control" pursuant to the lease, of which, states no business or obstruction can be positioned, located or installed in the "restricted" area. The area of question (City's proposed location) is within this area of our anchor tenant's control. 2) Our anchor tenant, Ross Stores, Inc. (DD's Discounts), has a specific primary parking area pursuant to the lease, of which, states no business or obstruction can be positioned, located or installed in the "restricted" area. The area of question (City's proposed location) is within this area of our anchor tenant's primary parking area. 3) The previous recycling tenant was located in Landlord's previous proposed location for many years and said location was approved by our anchor tenant, Ross Stores, Inc. (DD's Discounts). 11..WOR11101101.ETIV0111114FACVN1II 4441. City es 44'v1In1stmelevmiee444-1641.1. RELIABLE PROPERTIES 6399 WILSHIRE BLEU, SUITE 604 • LOS ANOELES, CALIFORNIA 90048-5709 • (323) 653-3777 • FAX: (323) 651-4011 Page 2 Date: February 24,2016 City of West Covina - Planning Commission — Honorable Planning Commissioners Redhoiz, Castellanos, Ho/1z, Jimenez, Reng From: Edward Sala; Reliable Properties Re: RECYCLING TENANT — ADMINISTRATIVE USE PERMIT NO. 15-46 We, respectfully, request your consideration pursuant to the numerous valid reasons as herein below provided (continued); 4) Landlord's new proposed locations provide for easier clean up and disposal of trash and debris from the recycling tenant and patrons recycling — and illegal dumping that is certain to be experienced. 5) Landlord's proposed location doesn't provide a barrier for line of sight and tenant exposure, 6) Landlord's new proposed location provides for easier ingress and egress for patrons of the recycling tenant and the rest of the center. 7) Landlord's new proposed location is centrally located and provides for all parcel landowners tenancy and patrons of the center. 8) Landlord's previous experience with recycling locations on this shopping center project has proven Landlord's proposed location is the best location for this tenant. 9) Landlord's new proposed location shall provide the best results for the City, the Patrons, and the Tenants of this shopping center project. We, as owner/operator of this commercial retail center are always attentive to, and supportive of, ecological concerns and remedies that may contribute to our future and the future of those we love and care for. However, we are, also, aware and cognitive of the impact and effect said concerns, and their conditions and requirements, may have on existing and/or current businesses and their operations. We do stress the importance of locating this Tenant's facility in this location that has been proven to accommodate the entire shopping center, and its tenants and patrons, as it is in the safest and most conscientious location to benefit all parties involved. Additionally, we confirm that every level of public confidence shall be achieved by the proprietors and staff of our Tenant's recycling business. Thank you in advance for your attention, consideration, and hopeful agreement with, and approval of, our request. Sincerely and Respectfu fLQ Edward Salaz Reliable Properties FRANC1SQUITO AVENUE BERM LANDSCAPING wiTH .3r HIGH HEDGEROW LANDSCAPF AREA, 7 OVERHANO 3••••11r TI IA. OLD% S S41S' 2,iffq S F. 1-0 NEW SHOP BLOCS .--r- L 73o sF A EX'S oNF-STOlei fit.$1.41N1 t?L JIL 2a• .100 1 F \„\ RPM. 11,21'11 Air 33,7 a if r • S IN3hTH3VIIV r4r •••• otrine•f' avaK.O. aranioul enc.sycore iaatAa...ALIJIMO a 11.216 • k. 1.-1C471103 I.FTAA_ MILIAN(' 1 1.5.111• 33 L411"LArirypAPS: ITTP-1 10. IMAM a... X1-11 BIT _ nalWanAai• ATTACHMENT 6 1 THIS LEASE (the "Lease") is made as of the Effective Date by and between Landlord and 2 Tenant who are designated in Section 1.2 hereof. Landlord and Tenant hereby agree as follows: 3 1. SALIENT LEASE TERMS 7 8 9 10 11 12 13 Effective Date. Jiimithy ,2oo,g.7 Parties/Addresses. 1.2.1. Landlord: Address: City/State/Zip: Facsimile #: Phone #: CADET PARTNERS, L.P., a California limited partnership c/o Reliable Properties 6399 Wilshire Boulevard, Suite 604 Los Angeles, CA 90048-5709 (323) 651-4011 (323) 653-3777 14 Initial Contact Name: Shawn Nourafshan 15 Landlord's Taxpayer I.D. #: 95-4505834 16 1.2.2. Tenant ROSS DRESS FOR LESS, INC., 17 a Virginia corporation 18 (a) Address for all invoices for Rent and Reimbursements due under 19 this Lease, and change of Landlord or Payee, or change of 20 Landlord's or Payee's address: (b) Address: City/State/Zip: Attention: Facsimile #: Phone #: Facsimile #: Phone #: 4440 Rosewood Drive, Building #4 Mail Stop PL4 4E 3 Pleasanton, CA 94588-3050 Property Management Department (925) 965-4174 (925) 965-4400 (925) 965-4174 (925) 965-4400 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Address for all notices (other than invoices), including notices of default and notices pertaining to disputed invoices: Address: 4440 Rosewood Drive, Building #4 Mail Stop PL4 4E 2 City/State/Zip: Pleasanton, CA 94588-3050 Attention: Real Estate Law Department 35 (c) Initial Contact Name: Gary Brannan Sunset & Francisquito Center - 1 - 12/26/06 West Covina, CA FINAL Store No. 5047 G061.741/31132018 12/26/06 FINAL - 15 - I agents of Utility providers and the other tenants affected by such Utility systems) shall have access 2 to the Utility Rooms at any time without the consent of Tenant, which consent shall not be 3 unreasonably withheld, conditioned or delayed. Landlord shall cause the Utility Rooms to be kept 4 locked at all times. 5 3.6. Site Plan or Shopping Center Alterations. 6 3.6.1. Control Area and Inline Buildings. Except if required by governmental 7 authorities (but not in the event of a Casualty or Taking which instead shall be determined pursuant 8 to the provisions of Articles 21 and 22 hereafter), no change, alteration, deletion, or addition shall be 9 made to the Control Area on the Site Plan not shall any change in the location of a front wall of any 10 portion of an Inline Building in the Shopping Center be made without the prior written consent of 11 Tenant, which consent shall not be unreasonably withheld, conditioned or delayed. 12 3.6.2. Common Areas. Except if required by governmental authorities (but not in the 13 event of a Casualty or Taking which instead shall be determined pursuant to the provisions of 14 Articles 21 and 22 hereafter), no change or alteration shall be made in the Common Areas of the 15 Shopping Center outside of the Control Area (to the extent Landlord has the legal ability to control 16 such changes or alterations) which materially and adversely affects Tenant's business operations in 17 the Store and any one or more of the following for any period in excess of three (3) business days 18 (but in no event during any period from November 1 to January 5 of the following calendar year), 19 without the prior written consent of Tenant (not to be unreasonably withheld, conditioned or 20 delayed): (a) the configuration of the Common Areas; (b) methods of ingress and egress, direction 21 of traffic, lighting, parking, or curbing in the Common Areas; or (c) other alterations in the 22 Common Areas affecting the visibility of the Store. 23 3.6.3. Building Envelopes_ No construction of any building, or remodeling of any 24 building located on an Outparcel in the Shopping Center including the Future Pad Area designated 25 on Exhibit B may occur except -within the Building Envelopes and shall be limited in size to the 26 Leasable Floor Area as designated on Exhibit B. Construction of the New Shop Space Area 27 designated on Exhibit B may only occur within the New Shop Space Area designated on Exhibit B 28 and shall be limited in size to the Leasable Floor Area designated on Exhibit B. During the 29 construction of the Future Pad Area and the New Shop Space Area, Landlord shall utilize the 30 staging areas designated on Exhibit B for the staging and storage of construction equipment and 31 materials. No construction of the Future Pad Areas or the New Shop Space Area (other than work 32 within building interiors) shall occur during any period between November 1 to January 5 of the 33 following calendar year without the prior written consent of Tenant (not to be unreasonably 34 withheld, conditioned or delayed). 35 3.6.4. Store Exterior: Infirm Building Exteriors. The use of the exterior walls of the 36 Store shall be subject to the exclusive use of Tenant. Further, Landlord may not alter the exterior of 37 the Store, including, but not limited to, the color, texture or design of the exterior of the Store, 38 without the prior written consent of Tenant. Such consent by Tenant may not be unreasonably 39 withheld, conditioned or delayed and shall be deemed granted if Landlord is not notified in writing 40 of the reasonable basis for withholding such consent within thirty (30) days of Landlord's request 41 for consent, provided that Landlord delivers a subsequent ten (10) day written request to Tenant 42 again requesting consent. Any disapprovals shall be supported by a written statement of reasons 43 and suggested revisions to the proposed work that, if incorporated by Landlord, shall constitute the 44 plans as approved without further review by Tenant. No alteration or change in the color, texture Sunset & Francisquito Center West Covina, CA Stote No. 5047 6061.741/118260.8 TENANT: ROSS DRESS FOR LESS, INC., a Virginia cog/oration By: James/Faso Its: t, Executive Vice President I Due Diligence Termination Notice. Tenant shall indemnify Landlord and hold Landlord harmless 2 from and against any costs and expenses arising from damage to the Store caused by Tenant's due 3 diligence investigation of the Store. The foregoing Tenant indemnity shall survive the termination 4 of this Lease. 5 26.18. Tenant's Early Termination Right. 6 (a) If Tenant's Gross Sales during the Second (2nd) Full Lease Year of the Term (a Full 7 Lease Year is February 1 through January 31) ("Base Year") do not exceed FIVE MILLION 8 DOLLARS ($5,000,000) and provided Tenant was open and operating Tenant's business in the 9 Store during the entire Base Year [excepting closures for any period of thirty (30) days or less, or 10 closures for more than thirty (30) days due to Exempted Discontinuance(s) of Tenant's Retail 11 Operations, as defined in Section 15.6(b), in which case the provisions of Section 26.18(b) shall 12 apply], Tenant shall have a one (1) time right to terminate this Lease in the manner described in this 13 Section 26.18 ("Early Termination Right"). If Tenant elects to terminate this Lease, Tenant shall 14 notify Landlord in writing of Tenant's election to terminate this Lease ("Early Termination Notice') 15 within three hundred sixty-ftve (365) days following the end of the Base Year; provided, however, 16 such Early Termination Notice shall not be given sooner than the expiration date of the Base Year. 17 Tenant's Early Termination Notice shall specify the termination date which will be no later than 18 twelve (12) months and no earlier than one hundred twenty (120) days following the date of 19 Tenant's Early Termination Notice. Upon Tenant's Early Termination Notice, Landlord shall have 20 the tight to install "For Lease" signage on the exterior of the Store (but not located neat the front 21 customer doors or on Tenant's Signs on the Store) and Landlord may show the Store to prospective 22 tenants without prior notice to Tenant, provided there is no material or unreasonable interference 23 with Tenant's business operations in the Store. If Tenant terminates this Lease pursuant to this 24 Section 26.18(a), Landlord is not obligated to pay to Tenant the amount of Tenant's Unamortized 25 Cost. 26 (b) In the event the Store is closed due to an Exempted Discontinuance(s) of Tenant's 27 Retail Operations for any period in excess of thirty (30) Business Days during the Second (2nd) Full 28 Lease Year, the Base Year used for determining Tenant's Early Termination Right shall be the 29 immediately succeeding Full Lease Year during which Tenant was open and operating Tenant's 30 business in the Store during the entire Full Lease Year [excepting any closure for a period of thirty 31 (30) Business Days or less]. LANDLORD: CADET PARTNERS, L.P., a California limited partnership By: White Spring Associates, Inc., a California corporation Its: General Partner Its: Group Vice President, Real Estate Sunset & Francisquito Center -74 - 12/26/06 West Covina, CA FINAL Store No. 5047 6061.741/318260.8 SUNSET AVENUE r4.7t- 4t BEAUTY SUPPLY ACUPUNCTURE EYE BROW Oi NSURANCE Ey 1-\ ›- ›- c, dds DISCOUNTS STAFFING =.n •IE a FRANCISQUITO wow .1... ITANAI uop.uoglo LIERUJD ATTACHMENT 7 *MI 0,11A.4P TACO CIGAR VIDEO DONUT K AX DOLLAR Scorr Stow HAIR SALON RESTAURANT 2 2.'A S.F T -SHIRT MART alt, CHINA ROWS ..... EXPRESS LIQUOR JEWELRY PAWN cricket 2,000 S.F. THAI RESTAURANT LAUNDRY UNITED THRIFT I 1 \ City of West Covina Memorandum AGENDA ITEM NO. 4 TO: Planning Commission DATE: April 12, 2016 FROM: Planning Department SUBJECT: STUDY SESSION 2 CODE AMENDMENT NO. 16-01, Downtown Plan and Code Review of Introduction, Vision, and the Goals, Policies and Actions I. DESCRIPTION On January 12, 2016, the City Council adopted Resolution No. 2016-01 initiating a Code Amendment related to establishing a Downtown Plan to create zoning standards for the downtown area to be defined in the General Plan. The draft Downtown Plan and Code is 125 pages in length and includes several sections. The first three sections are the Downtown Plan and include the Introduction, Vision, and the Goals, Policies and Actions. The fourth section is the Downtown Code. After adoption, the Downtown Plan would establish the vision and policies that will direct growth in the Downtown Area. The Downtown Plan will take the place of the current zoning designations in the Downtown area and replace them with the new designations provided in the draft Downtown Code. As the Plan and Code are extensive, it is Staffs intent to divide the review of the draft document into four Planning Commission Study Sessions. These include the following dates and subjects. Study Session 1, February 23, 2016— Introduction, Schedule and Timeline Study Session 2, April 12, 2016 — Review of Introduction, Vision, and the Goals, Policies and Actions (Downtown Plan) Study Session 3, April 26, 2016 — Review of Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone (Downtown Code) Study Session 4, May 10, 2016 — Review of Building Standards, Frontage Standards/Streets and Block Standards (Downtown Code) Study Session 5, May 24, 2016 — Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions (Downtown Code) The Downtown Plan and Code is being processed concurrently with the General Plan Update (PtanWC). An Environmental Impact Report (EIR) is currently being prepared by the consultants. The schedule for the General Plan Update was for the completion and adoption of the EIR, General Plan, and Downtown Plan and Code in the late summer of 2016. Meneral Plan UpdatelDowntown Plan\PC Study Sessions14,12,161PC.Study Session.2..doc Code Amendment 16-01 Downtown Plan — Study Session 2 April 12, 2016 - Page 2 The purpose of the Study Sessions is to allow for Planning Commission consideration and discussion and to allow for the Commission to recommend modifications to the documents. It is important for the Commissioners to have a working understanding of the proposed Code as, following its adoption, all projects in the Downtown area will be reviewed based on its goals and standards. Therefore the purpose is twofold; to allow the Planning Commission to recommend modifications to the document, and to allow the Commission to gain an understanding of the Downtown Code. IL DISCUSSION The discussion for Study Session 2 will be divided into three parts; the Introduction, the Vision and the Goals, Policies and Actions. PART 1- INTRODUCTION The Introduction provides information and background. The section includes discussion on the Plan Purpose, Setting and Context, the Downtown District, Market Context, Downtown First, Fiscal Health, Mobility, the Planning Process, and Civic Engagement. This section explains the use of the term "Downtown" to replace the term "Central Business District" that was previously used to describe the same geographic area. The Downtown area is described and there is discussion on the three centers included in the Downtown, the Civic Center Area (the area around City Hall and the Courthouse), The Plaza West Covina area, and the Lakes Entertainment Area (the Glendora Avenue area). The sections provide information on the mobility in the area. including streets (which are currently primarily designed for personal automobiles) transit, bikes, pedestrians and parking. Finally, the section ends with a presentation on the General Plan Update process and community involvement. PART 2- VISION Part 2 of the Downtown Plan establishes the vision of a vibrant and walkable Downtown West Covina. The section includes discussion on seven Key Concepts, five Key Components, and eleven Private Projects. As the title implies, this section is a vision about the type of development that would fulfill the goals provided in Part 1 (introduction). This section is not the Code or even a plan but concept of what would be ideal. Many other types of development could occur on the properties that are discussed under Private Projects, and it is likely that what does get developed will be different uses or forms than those indicated in the plan. The vision is there to provide a constant reminder of the goal of the General Plan. ZAGeneral Plan UpdatelDovvntown Plan\PC Study SessionsV1.12.161PC.Study Session.2..doc Code Amendment 16-01 Downtown Plan — Study Session 2 April 12, 2016 - Page 3 Key Concepts 1. Integrated Mixed-Use District — the plan envisions the Downtown developing as three mixed-use districts that are connected together by pedestrian connections. 2. A Continuous Open Space Network — the plan's vision is to provide a continuous open space network that allows and encourages pedestrian activity. 3. Making Walkable Streets — the plan would address the Downtown street network to recalibrate streets to balance pedestrian and vehicular traffic through enhancements to the streetscap e. 4. An Integrated Transit Network — the plan envisions connecting the three districts through a multi-modal public transit strategy. 5. Strategic Infill Development — The plan identifies underperforming properties and provides development concepts that physically complete important intersections and street frontages. 6, Park Once — the parking in the downtown area is envisioned as shared parking facilities rather than site-by-site parking facilities, to encourage visitors to park once and walk to different businesses. 7. Face to the Freeway — the plan recognizes the importance of the freeway in the historic development of the Downtown area, particularly the Plaza, and recognizes the opportunity that visibility provides. Key Components 1. Enhancing the Walnut Creek Wash — revitalize the Wash that defines the southern portion of Downtown to create a multi-modal promenade. 2. Various Street Enhancements — enhance streets to make them pedestrian friendly by widening sidewalks, enhancing landscaping, reducing travel lanes, introducing median islands, and providing street furniture. 3. Las Rarnblas along South Glendora Avenue — redesigning Glendora Avenue between West Covina Parkway and Dalewood Street to create a landscape median with one lane roads on each side. 4. New Transit Plaza along West Covina Parkway — provide a transit plaza as an open space and as an entry for bus patrons and the Plaza West Covina. 5. Pedestrian Crossings on South Sunset Avenue and South Vincent Avenue — provide pedestrian crossing improvements and enhancements at Sunset Avenue and Vincent Avenue to increase walkability and connections in Downtown. Private Projects 1. Mixed-Use Campus on K-Mart Site — a 3-to-4 story mixed use campus for retail, residential, and office uses. Z:\General Plan UpdatelDowntown Plan\PC Study Sessions14.12.161PC.Stu4y Sessi on.2 „doe Code Amendment 16-01 Downtown Plan— Study Session 2 April 12, 2016 - Page 4 2. Office Buildings with the Civic Center — 3-story office buildings on the north side of City 3. Low Density Multi-Family Housing along South Sunset Avenue — 2 to 3 story multi- family housing in location of the existing City Maintenance Yard. 4. New Mixed-Use Buildings at the Intersection of South Sunset Avenue and West Covina Parkway — mixed-use development on the south side of West Covina Parkway. 5. Corridor Infill Along South Sunset Avenue — the development of retail/office/hotel uses along Sunset Avenue across from the Courthouse. 6. Multi-Family Housing along Walnut Creek Parkway — multi-family housing in the triangle formed by Vincent and Glendora Avenues. 7. Corridor Infill along South Vincent Avenue — retail/office/hotel uses along the east side of Vincent Avenue. 8. Mixed-Use Inffil in Lakes Entertainment District — 2-to-3 story mixed use buildings in areas around the theater building. 9. Housing in Lakes Entertainment District — multi-family housing on Lakes Drive. 10. Two Office Buildings near East Garvey Avenue — office buildings between the end of the Ramblas and the freeway. 11. Mixed-Use Infill along Glendora Avenue — 2-to-3 story mixed use buildings in the location of Glendora Shops. The concepts in this section were mainly initiated at the Charrette held in February of 2015. The illustrations in the Downtown Plan were created at that time. PART 3- GOALS, POLICIES, AND ACTIONS This section focuses on the Goals of each of the chapters in the General Plan. For a complete list of the Goals, Policies, and Actions, refer to the Downtown Plan. The following is a summary of the Goals. Our Natural Community Goal 1 — Increase the tree canopy in the City. Our Prosperous Community Goal 2 — Maintain and monitor Downtown's fiscal health. Goal 3 — Reinforce the Downtown West Covina brand as a Great Place to Live, Work, and Play in the San Gabriel Valley. ZAGenera1 Plan UpdatelDowntown Plan1PC Study Sessions14.12.161PC.Study Session.2..doe Code Amendment 16-01 Downtown Plan— Study Session 2 April 12, 2016- Page 5 Goal 4— Nurture local businesses and attract non-retail jobs. Our Well Planned Community Goal 5 — Create an enduring and memorable public realm. Goal 6 — Make great places by insisting on the highest standards in architecture, urban design, and landscape architecture. Goal 7—Provide high-quality, urban housing for a diverse range of income levels. Our Accessible Community Goal 8 — Create an Integrated transportation system that effectively serves the Downtown area, making Downtown a place where people prefer to walk, bike or ride transit rather than drive a car. Goal 9 — Improve the experience for transit riders through enhanced amenities, access, safety and landscaping. Goal 10 — Make parking convenient, easy, and accessible. Our Resilient Community Goal 11 — Integrate low-carbon built environment and practices in Downtown and in every aspect of the Downtown Plan. Our Healthy and Safe Community Goal 12 — Create environments that encourage safe and healthy lifestyles and maximize the opportunities for physical activity. Well-designed public and semi-public realm fosters social interaction, and good programming can draw people out of their homes and into their community. Our Active Community ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions14.12.161PC.Study Session.2..doc Code Amendment 16-01 Downtown Plan — Study Session 2 April 12, 2016- Page 6 Goal 13 — Enhance the value of fitness and celebrate healthy living, and acquire, develop, and maintain quality of public open spaces and trails. Our Creative Community Goal 14 — Weave culture into the fabric of Downtown everyday life through the growth and expansion of cultural institutions and by nurturing creative and artistic expressions in the public realm. CONCLUSION The purpose of the study session is to provide the Planning Commission with a presentation of the first three sections in the Downtown Plan and Code. Staff will be providing a comprehensive presentation at the study session. The goal is to receive comment and direction from the Planning Conunission in order to revise those sections in preparation for final review. As discussed above, this is the second of five study sessions. As with any code amendment, the Planning Commission will hold a public hearing at the completion of the study sessions. Subsequent to Planning Commission review, a public hearing will be scheduled for the City Council for final review and determination. The schedule calls for these hearings to occur concurrently with the General Plan Update and the BIER (Environmental Impact Report). III. RECOMMENDATION Staff recommends that the Planning Commission review the information in the staff report and the Downtown Plan and provide appropriate direction to staff regarding the Introduction, Vision, and the Goals, Policies, and Actions sections of the Downtown Plan. PREPARED BY: Jeff I)Intlerson, AICP Planning Director Attachments: Attachment 1 — Downtown Plan (available online at PlanWC.org) Z:\General Plan UpdatelDowntown Plan\PC Study Sessions14.12.161PC.Study Session.2..doe AGENDA NO. 5 a. DATE: April 12, 2016 FORTHCOMING PLANNING COMMISSION HEARINGS APRIL 26 2016 A, CONSENT CALENDR None B. PUBLIC HEARINGS (1) CONDITIONAL USE PERMIT NO, 15-20 ADMINISTRATIVE USE PERMIT NO. 15-36 LARGE HOME APPLICANT: Jesse Zazueta LOCATION: 100 Buckboard Circle (2) ADMINISTRATIVE USE PERMIT NO. 15-43 MUSE/SECOND STORY ADDITION APPLICANT: Roberto Graciano LOCATION: 927 S. Van Horn Avenue C. NON-HEARING ITEMS (3) STUDY SESSION DOWNTOWN PLAN MAY 10 2016 A. CONSENT CALENDR None B. PUBLIC HEARINGS None C. NON-HEARING ITEMS (1 STUDY SESSION - DOWNTOWN PLAN \\Storage] \plandata\PLANCOMVFORTHCOMING12016 Forthcoming14.12.16 fortheoming.doe Forthcoming Planning Commission Hearings November 10, 2015 - Page 2 (2) STUDY SESSION - CODE AMENDMENT NO. 15-03 STORAGE OF VEHICLES FOR AUTO DEALERSHIPS (3) REQUEST FOR INITIATION OF CODE AMENDMENT SALES OF ALCOHOLIC BEVERAGES AT SERVICE STATIONS Storage I \plandata\PLANCOIVI\FORTHCOMING\2016 Forthcoming14.12.16 fortheotning,doe . i , i I !AGENDA NO. 5b I !DATE: April 12,2016 ! 1 H 1 1 , . April 2016 Project # Planning Commission Project Status Report 7 Description of Address Project PC Approved Plan Check PD Mod Submittal Plan Check Approval Bldg. Permit Grading issued Construction Status PDMod 15- 2934 E Garvey Remodel Exterior of 51 Ave S Building 03/08/2016 PDMod 06- 02 (CUP 05- 13 & V 05- 1042 East Conversion of garage 05) ldahome Street to Second Unit 02/2312016 Convert garage back by 2123/17 1314W Recycling-Small AUP 15-46 Francisquith Ave Facility 02123/2016 Requesting reconsideration of location 835 W PP 14-05 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 CUP 15-22 2249 E Garvey Ave N Expansion of 4 Wheel Parts 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 PDMod 15- 42 501 S Vincent Ave Remodel of Existing Building 12/08/2015 PP 14-01, CUP 14-05 1030 E. Merced Ave Expansion of Day Care Facility 12/08/2015 Project # Address Description of i PC Project Approved Bldg. , I Plan Check Plan Check, Permit Construction PD Mod Submittal 1 Approval i Grading Issued : Status 1340 E Puente Ave (Paimview CUP 14-18 Park) Lightpoie Wireless Facility 10/27/2015 11/30/2015 1500W Rowland Ave CUP 14-17 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- 1388 E Garvey 23 Ave South Public storage facility 10/27/2015 (CC Review Required) Restaurant with live AUP 15-07 & 2050 S Valinda entertainment and CUP 15-05 Ave 3 alcohol 10/27/2015 PP 15-05 CUP 15-17 V 1200 S 15-17 Glendora Ave Remodel Service Station 09/22/2015 08/16/2015 I 824 E Michelle AUP 15-11 Street Remodel of Single Family House 08/25/2015 01/14/2016 825 E Rebuild Single Family AUP 15-37 Francisquito Ave House 08/25/2015 03/01/2016 301 S Glendora AIPP 15-01 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 (Ballfield 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 j _ # Address 1203,1209, 1213, 1220, CUP's 15-10 1272, 1275, to - 15-15, V 1278, 1279, 15-09 to 15- 1280 Inspiration 15, AUP's 15-1 Pt & 2805, 2807, 16 to 15-27 2809 Majestic St Description of Project PC Approved 05/26/2015 , PD Mod Plan Check Submittal 06/17/2015 Plan Check Approval ,.. i Grading ._._L Bldg. Permit Issued _i_ . Construction Status Phase V- houses Taylor Morrison 02/11/2015 I 1272, 1278, 1279 & 1280 inspiration Pt, 2805, 2807 & 2809 Majestic St complete the others under construction PP 15-02, V 15-07 Completion of 1773 W San Prosperity Business Bernardino Rd Park 05/12/2015 03/05/2015 01/04/2016 Under 01/04/2016 Construction PP 14-07 Replacement of Pre- 2700 E Garvey Owned Sales Building Ave South at Crestview Cadillac 05/12/2015 09/21/2015 AUP 14-41 2736 E 546 sf Detached Larkwood St Garage 04/28/2015 10/22/2015 12/17/2015 12/17/2015 ZC 14-03, TM 73043 21-Unit Single Family 424 S Lark Ellen Residential Ave Development 04/28/2015 09/23/2015 07113/2015 Grading Underway TM 73395 Conversion of office 1900W Garvey building to office Ave South condominium 04/14/2015 06/03/2015 05/26/2015 OUP's 15-02 - 15-04, V 15- 02- 15-05, AU P's 15-03 - 15-07 1242, 1246, 1250, 1256, 1258 Inspiration Pt Phase IV - houses (Taylor Morrison) 03/24/2015 06/17/2014 02/11/2015 06/04/2015 1250 & 1258 Inspiration Pt complete and others Under Construction CUP 14-06, V 14-28 1739 (1745) S Lark Ellen Ave Replacement of Water Reservoir 03/24/2015 04/08/2015 Description of Project # Address Project PC Approved 0311012015 . PD Mod Plan Check Submittal Plan Check L Approval Bldg. Permit Grading Issued Construction Status Sound Wall for HOV Expansion Variance 14- 2016 E Garvey ; Requirement by 17 Ave S Caftans AUP 14-43 PP 14-04, CUP 14-19 1649 E Francisquito 2nd Story Addition Service Station Remodel and new convenience store I 01127/2015 02/23/2015 05/05/2015 05105/2015 —E Under Construction 201 N Grand Ave 01127/2015 06/08/2015 1 - CUP's 14-29 - 14-43, V 14-20, & 14. 24- 14-27 AUP's 14-45 - 14-61 1200, 1204, 1208, 1271, 1257, 1255, 1239, 1235, 1231,1227, 1223, 1219 Inspiration Point,2802, 2813, 2817, 1821 Majestic Street, 2938 Hillside Drive Phase Ill - houses (Taylor Morrison) T I 01/27/2015 06/17/2015 02/11/2015 2802 & 2813 Majestic complete and others under construction PDMod 14- 100-150 N ' Remodel of Shopping i 22 Grand Ave Center 11/11/2014 02/11/2015 06/25/2015 06/25/2015 Under Construction CUP's 14-12 & 14-21 to 14- 26, V 14-16, 14-18, 14-19 & 14-21, AUP's 14-31 to 14-38 1322, 1234, 1238, and 1251 ' Inspiration Point; i 2829 and 2825 ! 1234 and 1240 1 Rolling Hills ! Phase II - 8 houses Road (Taylor Morrison) Majestic Street; , I 11/11/2014 1 06/17/2014 02/11/2015 02/05/2015 1232, 1234, 1238 and 1251 Inspiration Point & 1234 Rolling Hills Rd Finaled and others under Construction Description of PC Plan Check Plan Check Bldg. Permit Construction Project # Address Project Approved PD Mod Submiftal Approval Grading Issued : Status 1227 S Orange Ave (Hurst Water Tower Wireless CUP 14-04 Ranch) Facility 10/14/2014 _L 10/3012014 01/1512015 0111512015 1 2800 2801 and 2802 Countrywood I Mountain Ridge CUP's 14-11 Lane, 2801 and to 14-14, V's 2802 Mountain Road, 1222, . 1224, 1247, and 14-13 to 14- Ridge Road, 15 & AUP's . 1222, 1224, 14-17 to 14- 1247, and 1243 Phase I - 7 Houses 1 1243 Inspiration Point Finaled, others under 24 Inspiration Point (Taylor Morrison) 08/26/2014 07/01/2014 11/07/2014 11107/2014 construction 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 &110 GPA 13-04, East Hill Stonebridge Rd 3230 Willow MPA 13, ZC Creek Rd, 3211 13-04, PP 13- & 3231 07, TM Pebbleb rook Rd 72579, TRP (3228, 3238, 1 48-unit Residential 1 Under 13-09 3244 Holt Ave) Condominium 06/27/2014 12/15/2014 06/22/2015 01/20/2015 06/22/2015 Construction 01/28/2014 1st Ext - 1030.8 1,859 sf commercial 12/8/15, 2nd PP 13-02 Glendora Ave building Ext - 2/9/16 12123/2013 Units Under 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 06/28/2014 Construction, Phase 2 - Complete Project # _1 Zone Change 13-03, Tract Map 72320 TRP 13-05 TM 72133, 72133, CUP 13-06, V 13-06 Address 502-520 S. Lark Ellen Avenue 2649 E. Valley Blvd. & 4141 S. Nogales St Description of Project PC Approved 10/22/2014 06/25/20'13 1 1 Plan Check PD Mod 1 Submittal PDMod 14-15 Modify Units PC on 6/24/14 , 1110512014 Plan Check Approval i Grading Bldg. Permit Construction Issued Status Under Construction 45-Unit Residential Development 04/24/2014 Redevelopment of Shopping Ctr 09/24/2013 01/15/2015 Under 01/15/2015 I Construction Installation of unmanned wireless 2650 Shadow telecommunications Oak Drive (Fire facility on existing 90- CUP 09-14 . Station No. 5) foot tall monopole 3/22/11; lease approved by CC on 4/19/11 04/14/2011 05/24/2011 04/16/2012 Subdivide t42 acres 933 and 1007 S. into 7 single family TM 70436 Orange Ave. 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) 06/22/09 In Plan Check PP 08-06 4111 S. Nogales St. Constn.ict 5,160 sq ft commercial office building 11/11/2008 (Expires on 11/11/2016) 11/1112009, Resubmittal on 11/14/12