Loading...
Regular meeting, May 24, 2016 - No. 1 minutes.pdf - Page 002UNOFFICIAL MINUTES AGENDA DATE: June 14, 2016 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, May 24, 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, Jimenez and Redholtz Absent: Holtz (excused), Heng City Staff Present: Anderson, Garcia, Delostrinos, Hernandez and de Zara APPROVAL OF MINUTES: Regular meeting, May 10, 2016 — Commissioner Redholtz said that the motion to deny Conditional Use Permit No. 15-08, Variance No. 15-08 and Tree Removal Permit No, 15-06 was made by Commissioner Jimenez, and he seconded the motion. He requested that the minutes be amended to reflect that action. Motion by Redholtz, seconded by Jimenez, to approve the minutes as amended. Motion carried 3-0 (Holtz, Heng absent.) OTHER MATTERS OR ORAL COMMUNICATIONS None PUBLIC HEARINGS (Continued from May 10, 2016) CONDITIONAL USE PERMIT NO, 15-08 VARIANCENO 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 a conditional use permit to install a wireless telecommunications facility at the location. ZAPLANCOM\MINUTES12016 MINUTES15.24.16 rninutes.doc Planning Commission Minutes Page 2 May 24, 2016 Planning Director Jeff Anderson presented the staff report for the adoption of a resolution of denial for this project. Chairman Castellanos asked if anyone wanted to speak regarding this matter. Mr. Fred Sykes spoke regarding the number of wireless telecommunications facilities that were present in Shadow Oak Park and said the staff report didn't adequately describe the type and number of such facilities that are in Shadow Oak Park. Mr. Sykes also requested that all utilities for wireless telecommunication facilities be placed underground, as required by the zoning in the area. Commissioner Redholtz asked staff to comment on the statement by Mr. Sykes. There was a short discussion regarding Mr. Sykes' comments. Motion by Redholtz, seconded by Jimenez, to adopt Resolution No. 16-5810, denying Conditional Use Permit No. 15-08, Variance No. 15-08 and Tree Removal Permit No. 15-06. Motion carried 3-0 (Holtz and Heng absent.) Commissioner Heng arrived at 7:15 p.m. and took her seat on the dais. NON HEARING ITEMS PLANNING DIRECTOR'S MODIFICATION NO, 16-16 CATEGORICAL EXEMPTION APPLICANT: Amber DeMaglio for Eastland Shopping Center LOCATION: Eastland Shopping Center Request to complete new exterior paint to the facades of the inline buildings located within Eastland Shopping Center, near Pier One Imports and Ulta Beauty, Senior Planner Ron Garcia presented the staff report. During his presentation Mr. Garcia spoke about the proposal and various improvements to the building. Staff recommended approval of the project. Rod Martin, representing the applicant, said he was available to answer any questions by the Commission. Commissioner Redholtz asked questions about the proposed size of the stores and if accessing them would be easier. Chairman Castellanos asked questions about the existing businesses. Mr. Martin told the Commission that the expansion and improvements to the stores will take about six months, Commissioner Redholtz expressed his support of the project and said he was aware of the many changes to Eastland Center over the years. Chairman Castellanos concurred with Commissioner Redholtz. Motion by Castellanos, seconded by Redholtz, to approve Planning Director's Modification No. 16-16, Motion carried 4-0 (Holtz absent.) ZAPLANCONCMINLITES12016 M1NUTES15.24.16 minutes.doc Planning Commission Minutes Page 3 — May 24, 20 16 4. STUDY SESSION — CODE AMENDMENT NO. 15-03 AUTOMOBILE STORAGE The staff report was presented by Planning Director Jeff Anderson. During his presentation he said the code amendment was requested by Starwood, owners of West Covina Plaza, so they would be allowed to store new vehicles for local automobile dealerships. The code amendment would address the storage of vehicles on property zoned commercial throughout the City. Mr. Anderson recommended Option No. 1 in the staff report. Commissioner Redholtz asked how staff would determine if there was surplus parking, time options and granting extensions. Commissioner Jimenez asked if staff had contacted existing auto dealers in the city for their input. Mr. Reynolds, representing Reynold's Buick, Chad Lemieux, representing Norm Reeves Honda, Joe Mehanna, representing Penske Mercedes, and Jefferson DeRoux addressed the Commission regarding this matter. The representatives from the auto dealerships spoke about increasing the recommended length of time allowed for temporary automobile storage, since Ending suitable storage areas and moving their inventory of vehicles is time consuming and expensive. They also said their automobile sales could improve if they had a sufficient variety of vehicles to be sold nearby. It was also suggested that a permanent place for storage of surplus vehicles would be beneficial to the dealerships. Mr. DeRoux expressed his concern that the lack of available, suitable lots would result in surplus auto storage in residential neighborhoods. There was a discussion by the Commission regarding the length of time surplus vehicles should be stored on other properties, the appropriate zoning for temporary storage of vehicles, requiring temporary fencing, overcrowding of the temporary lots and the best way to control dust and debris associated with temporary vehicle storage lots. During the discussion the Commission also considered whether or not to allow this use on unpaved lots. It was the consensus of the Commission to allow temporary storage of vehicles for one year, pursuant to Options One and Two in the staff report. Motion by Redholtz, seconded by Jimenez, to direct staff to draft Code Amendment No. 15-03, Automobile Storage Motion carried 4-0 (Holtz absent.) STUDY SESSION NO. 5 — CODE AMENDMENT NO. 16-01 DOWNTOWN PLAN AND CODE Review of Land Use Standards, Open Space, Landscape, Sign, Other Standards Administration and Definitions (Downtown Code) Planning Director Jeff Anderson presented the staff report. During his presentation he addressed the Commission with regard to Land Use standards, Civic Space ZAPLANCOMIMINUTES12016 MINUTESI5.24.16 minuies.doc Planning Commission Minutes Page 4 May 24, 2016 standards, Landscape standards, signs, and other standards to be implemented in the Downtown Plan. Mr. Anderson also spoke about adding street tree species for Cameron Avenue, signage regulations, requiring roof-top mounted mechanical equipment to be screened, undergrounding of utilities and staff review of discretionary processes. In addition he said the Robert Torres had submitted comments regarding these standards via email. Paul Mercier and Jefferson DeRoux offered comments on this matter. Mr. Mercier asked about the proposed improvements to the wash, and how the city would fund this project. Mr. De Roux expressed his concern with limiting the types of businesses that will be allowed in the Downtown Center and being limited as to the type of tree he can plant on his property. There was a short discussion regarding the comments offered by Mr. Mercier and Mr. De Roux. At the end of the discussion, it was the consensus of the Commission to approve Recommendations 1 through 5. Mr. Anderson told the Commission that this matter would be considered by the City Council on June 13, 2016. Motion by Castellanos, seconded by Jimenez, to approve Recommendations 1 through 5. Motion carried 4-0 (Holtz absent.) CONTINUATION OF ORAL COMMUNICATIONS Mr. Fred Sykes addressed the Commission regarding the marijuana initiative that will be on the ballot. He also expressed his concern with the recreational use of marijuana and requested that staff investigate how surrounding cities are planning to address this issue. COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Redholtz suggested that perhaps the Planning Commission and interested members of the public take a tour of the area to view the proposed sites of the Ramblas, transit center and recreational area along the LA County Flood Control channel. Chairman Castellanos spoke about the Irwindale free-zone to conduct on-line transactions safely. 6. PLANNING DIRECTOR'S REPORT: a. Forthcoming b. Subcommittee for Design Review Minutes — May 10, 2016 ZAPLANCOfvf\MINUTES12016 M1NUTES\5.24.16 minutes.doe Planning Commission Minutes Page 5 — May 24, 2016 Planning Director Jeff Anderson presented the Planning Director's Report and spoke about the dedication of the West Covina Veteran's Memorial scheduled for Monday, May 30, 2016 at 10 a.m. CITY COUNCIL ACTION: Planning Director Jeff Anderson said at the City Council meeting held on May 17, 2016 the Council selected an architect/consultant to help in the design of the ramblas on Glendora Avenue. He also spoke about the intended use of the ramblas and spoke about the Commission's involvement in the project. ADJOURNMENT Chairman Castellanos adjourned the meeting at 9:12 p.m. ZAPLANCOMMINUTES12016 MINUTES15,24.16 minutes.doc 999 997 99§ 91/9 12 9E) WSLJB 922 1-,a4B [CT PROP KRTY t42 Garvey Ave S .._i -------- --------______ a 2il2 E Norma Av AGENDA ITEM NO. 2 DATE: June 14. 2016 PLANNING DEPARTMENT STAFF REPORT PRECISE PLAN NO. 16-01 CONDITIONAL USE PERMIT NO. 16-01 CATEGORICAL EXEMPTION APPLICANT: Roberto Velasquez for Tacos El Gavilan LOCATION: 101 South Azusa Avenue I. DESCRIPTION OF APPLICATION The applicant is requesting a precise plan to allow a new 4,473-square foot restaurant with a drive-through at the abovementioned address. The entire site is 33,400 square feet and is located on the west side of Azusa, south of the 10 Freeway. tri Z:\Case Files\PP12016116-01 101 S. Azusa Avenue New Drive ThrulStaffReport.doc Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 - Page 2 of 11 II. BACKGROUND On June 24, 1974, the City Council approved Zone Change No. 488 and Precise Plan No. 660 to allow for construction of a 4,020-square foot Carrow's restaurant. The restaurant closed in 2015. The applicant is proposing to demolish the existing 4,020-square foot restaurant as part of this application. III. PROJECT DESCRIPTION AND ANALYSIS The project consists of a request for a precise plan to allow for the construction of a 4,473-square foot restaurant building with a drive-through on a 33,400-square foot lot. The site is currently developed with a vacant restaurant. A precise plan is required for the architecture and site layout of the proposed restaurant building. The applicant is also requesting the approval of a conditional use permit for the operation of a 24-hour drive-through. The applicant is proposing to open a Tacos El Gavilan restaurant, which will serve Mexican food. Tacos El Gavilan is a family-owned business with several locations throughout Southern California. The applicant indicated to staff that in October of 2015 they spoke to several of the surrounding residential properties, including the homeowners at 118 and 122 S. Homerest Avenue. The applicant indicated that both of these neighbors expressed support for the project. ITEM ZONING AND GENERAL PLAN SURROUNDING LAND USES AND ZONING DESCRIPTION "Neighborhood Commercial" (N-C) and "Service & Neighborhood Commercial" (SNC) North: 1-10 Freeway South: "Neighborhood Commercial" (N-C); Service Station East: "Service Commercial" (S-C); Toyota Dealership West: "Single-Family Residential" (R-1); Area District I; Single-family residences CURRENT Vacant restaurant building, to be demolished DEVELOPMENT 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 35 owners and occupants of properties located within 300 feet of the subject site. The applicant is requesting the approval of a precise plan to allow for the construction of a 4,473-square foot single-story restaurant building with a drive-through. The site is currently developed with a vacant restaurant building (formerly Carrow's). The lot is 33,400 square feet in size. The site has one driveway approach on Azusa ZACase Files\PP12016116-01 101 S. Azusa Avenue New Drive Thru\StaffReporLdoe Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 Page 3 of 11 Avenue for ingress and egress to the site. There are also two driveway approaches on East Garvey Avenue South, which provide access to the site through the adjacent southerly site (a Mobile gas station). All three driveway approaches would remain. Site Layout The proposed building would be located on the easterly portion of the subject property. The existing 4,020-square foot restaurant building would be demolished. Parking would be located on the south and west sides of the restaurant. A drive- through for the restaurant is also proposed. The driveway would begin on the south side of the building. Vehicles would travel around the east side of the building and exit to the north side. An order waiting customer parking area is proposed to the north of the building to facilitate more efficient queueing. The project includes landscape areas around the perimeter of the property and in locations around the new building. A decorative trash enclosure with 6-foot high CMU block walls, lockable gates, and an architectural solid roof will be located to the south side of the building. The properties to the west of the proposed restaurant building are developed with single-family houses. A six-foot wall will remain along this property line, providing a buffer. In addition, the applicant is proposing to plant a screening hedge and trees along the westerly property line to provide additional screening and privacy for adjacent residents. In reviewing the plans, staff has been conscientious of the adjacent residences. Staff has included a condition of approval limiting deliveries to the hours of 7:00 am to 9:00 pm. Parking is proposed on the south and west sides of the new building. Planning and Engineering staff have worked with the applicant to provide parking that is in compliance with parking standards and designed to function effectively. 36 parking spaces are required for the site (126 fixed seats/3.5 = 36). A total of 38 parking spaces are provided, with an additional 2 spaces allocated for an order waiting parking area. Architecture The proposed development will be visible from the surrounding area, including surrounding streets and buildings. As stated, the project consists of the construction of a new restaurant building. The Municipal Code limits the height of buildings in the N-C zone to 25 feet, when located within 100 feet of residential properties. The façade design will include varying roof elements. Parapet walls range in height from 19 feet, 6 inches to a maximum of 25 feet within the 100-foot setback from the residential properties to the west. The northeast corner of the building also features a 34-foot high tower element with a hip roof. The tower element will include arched recessed details. The applicant has indicated that all rooftop mechanical equipment will be fully screened behind the parapet walls. Z:\Case FilesTP120161I6-01 101 S. Azusa Avenue New Drive Thrul Staff Report.doc Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 - Page 4 of 11 The building draws on Spanish influences for its architecture and will include a color palette of light beige, brown, and red. The applicant is proposing wood- framed walls with exterior plaster painted in a beige color. The building will also feature Cantera stone wainscoting with red accent trim, red tile wall accents, wrought iron quatrefoils, red fabric awnings, and wall sconces. An aluminum storefront with clear glass is proposed. Red fabric awnings are proposed along the north, west, and south elevations overhanging the pedestrian sidewalk, as well as on the east elevation over the drive-through windows. The applicant is also proposing large windows along the east elevation adjacent to the drive-through. These windows allow a view into the kitchen of the restaurant for drive-through customers. The proposed site plan indicates pedestrian walkways along the north, west, and south elevations of the new building. Landscaping The applicant is proposing a total of 8,691 square feet of landscaping on the site. The landscaping is located around the perimeter of the lot, adjacent to the building and within the parking areas. The proposed landscaping represents 26 percent of the overall site area. The Municipal Code requires that a minimum of eight percent of the area of commercially zoned sites be landscaped. Landscaping proposed around the sides of the building will serve to soften the aesthetic appearance of the building from the street. The westerly property line of the site is adjacent to single-family houses. The code requires a minimum six feet of landscaping in such eases. The Parking Lot Design standards encourage that two feet of the 18 feet required for a parking space to be landscaped, this does not count as landscaping as it is part of a parking space and has limited landscaping usefulness. The purpose for the two-foot overhang is to reduce the need for curb stops and the resulting maintenance issues that result from their use. The applicant is proposing a total of 9 feet of landscaping along the westerly property line. A final landscape and irrigation plan are required per the conditions of approval. Conditional Use Permit for Drive-Through (CUP 16-01) The applicant is also requesting a conditional use permit to allow for a drive- through service aisle in conjunction with the restaurant. Drive-through Queuing Analysis The drive-through aisle can accommodate stacking of up to 10 vehicles at a time without interfering with on-site circulation. A drive-through queuing analysis ZACase Files\PP\2016116-01 101 S. Azusa Avenue New Drive Thru\StaffReport.doc Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 - Page 5 of I 1 provided by LOS Engineering, Inc., indicated that the average number of vehicles queuing for another Tacos El Gavilan location is 3.5 vehicles at their peak hours. The maximum number of vehicles queued at any one time at that location was 7. The location surveyed was located in Los Angeles; the restaurant is larger and of a 1950s/1960s design and does not have any of the new features of the West Covina location (such as order board digital confirmation screen, separate pay and pick-up windows, and a dual kitchen with one kitchen devoted to drive-through orders). The report indicates that the smaller, more modern West Covina location will therefore be able to accommodate queuing equal to or less than the larger Los Angeles location. The entrance to the drive through is located at the south side of the building, adjacent to the main parking area. The report indicates there is sufficient room to accommodate two-way directional traffic outside the drive-through lane. The drive- through also includes two parking spaces for order waiting and a pass-through lane allowing other vehicles to get around those waiting for their orders. Noise Impact Analysis The edge of the proposed drive-through is located 50 feet from the nearest residential property and 110 feet from the nearest residential structure (located to the west). The speaker box is located 160 feet from the nearest residential structure. The Municipal Code establishes performance standards for the Planning Commission to determine if there is adequate separation between residences and a drive-through. The Code states that one or more of the following standards should be provided. 1. A minimum distance of fifty (50) feet between the property lines of any residential zone or residential development or other sensitive receptor and the outer perimeter of the drive-through lane(s), outdoor play area, and outdoor seating area shall be maintained. A minimum ten-foot wide landscaped buffer and/or minimum six-foot high noise wall along the property line shall be provided. Said landscape buffer shall be landscaped with specimen plant materials and trees appropriate in size and type to create a solid plant screen, subject to the approval of the planning director. 3. Topographic conditions and natural or constructed barriers (e.g. commercial development, streets and highways, etc.), or combination thereof', existing or proposed. Staff believes that standard No. 1 and No. 2 are provided. The edge of the proposed drive-through is located 50 feet away from the westerly property line, adjacent to the residential properties. It is located an additional 60 feet away from the actual ZACase Files\PP12016 116-01 101 S. Azusa Avenue New Drive Thru\StaffReport.doe Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 - Page 6 of 11 residential structure. There is an existing 6-foot CMU block wall along the westerly property line, to remain, and the applicant will be providing a 9-foot wide landscape buffer including hedges and canopy trees. In addition, the Code specifies methods to ensure that noise levels do not increase to the detriment of neighboring residential uses. There are eight listed methods to achieve that goal; the Code states that one or more of the methods must be used: All deliveries and exterior building and landscaping maintenance and cleaning activities may be limited as necessary to achieve compatibility with adjacent sensitive land uses. Hours of operation may be limited as necessary to achieve compatibility with adjacent sensitive land uses. The applicant shall provide a noise study prepared by an acoustical engineer indicating that the proposed operation will not increase ambient noise levels by five (5) dba as measured at all property lines abutting residential development and other sensitive receptors. The applicant shall provide the plans and specifications for any potential noise sources (e.g. the speaker system, trash compactor, delivery trucks, etc.). The speaker box shall be oriented away from adjacent residences and other sensitive receptors. A three-foot high wall, hedge, or berm along the outer perimeter of the parking area(s) and drive-through lane(s), except for areas of ingress and egress, shall be provided. The design of this wall, hedge, or berm shall be consistent with the city's safety policies, goals, and objectives. 7. A minimum ten-foot wide landscaped buffer and/or minimum six-foot high noise wall along the property line. Said landscape buffer shall be landscaped with specimen plant materials and trees appropriate in size and type to create a solid plant screen, subject to the approval of the planning director. 8. Topographic conditions, natural or constructed barriers (e.g. commercial development, streets and highways, etc.), or combination thereof, existing or proposed. Staff believes that four of these methods are provided: There is a restriction on delivery hours (No. 1) The applicant provided a noise study prepared by an acoustical engineer indicating that the proposed operation will not increase ambient noise levels ZACase Files11)131.20161 16-01 101 S. Azusa Avenue New Drive Thru\Staff Report doe Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 - Page 7 of 11 by five (5) dba as measured at all property lines abutting residential development and other sensitive receptors (No. 3) • The speaker box is oriented perpendicular to the residences (No. 5) • There is a six-foot high block wall along the westerly property line (No. 7). The methods above also allow consideration of hours of operation of the drive through. The restaurant would be open from 8:00 AM to 1:00 AM Sunday through Thursday, and from 8:00 AM to 3:00 AM on Friday and Saturday. The drive- through is proposed to be opened 24-hours a day. The restaurant is an allowed use and therefore does not require any approval by the Planning Commission for hours of operation. However, as a drive-through restaurant requires the approval of a conditional use permit, the Planning Commission does have the ability to place conditions on the drive-through hours of operation if the Commissioners have concerns with noise and late-night impacts to neighboring residents. The Municipal Code includes standards for drive-through facilities that generally deal with noise impacts to nearby residential development. The proposed drive- through complies with all requirements of the Code. A resolution of approval has been prepared that allows for the drive-through to operate 24-hours a day. IV. ENVIRONMENTAL DETERMINATION Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 3, New Construction of Small New Facilities) in that it consists of the construction of a 4,473-square foot drive-through restaurant. V. REQUIRED FINDINGS Precise Plan Findings necessary for the approval of precise plan for the development of a 4,473- square foot structure with 8,691 square feet of landscaping on a 33,400-square foot property are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. The subject property is designated as "Service and Neighborhood Commercial" (SNC). Under the General Plan the uses are to be of relative high intensity and shall be easily accessible. The subject property is located on the west side of Azusa Avenue, just south of the 10 Freeway and the Azusa Avenue off-ramp. The subject property is adjacent to other types of commercial uses. The site has operated as a restaurant in the recent past. ZACase Files1131312016 116-01 101 S. Azusa Avenue New Drive ThrulStaffReport.doe Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 Page 8 of 11 b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. The subject property is zoned "Neighborhood Commercial" (N-C). The proposed development of the restaurant with a drive-through is consistent with the designated zone of Neighborhood Commercial (WCMC Sec. 26- 597). The proposed use of a restaurant is allowed by right; the drive-through is allowed as a conditionally permitted use. C. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. The proposed project would not increase impacts to the neighborhood in terms of traffic, public health, or safety. The proposed restaurant facility will offer dining opportunities for city residents and visitors. The project site is located in an area with "Service Commercial" (S-C) and "Neighborhood Commercial" (N-C) uses. The proposed use of the project site will be complimentary and consistent with the surrounding uses. The proposed use is similar to the previous use on site. The site design provides buffers to residential properties to the west, and conditions of approval are included to reduce impacts to those properties. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. Neighborhood Commercial (N-C) uses shall have access to a four-lane or wider street or highway (WCMC Sec. 26.537-b). The project site is located on the west side of a principle arterial, South Azusa Avenue, north of a principle arterial, East Garvey Avenue South, and south of a Freeway. South Azusa Avenue is a four-lane street. There are three vehicular access points which are located on South Azusa Avenue and East Garvey Avenue South. The project site also provides sufficient parking for its patrons and employees. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. The proposed restaurant is compatible with the existing and future land uses, and does not interfere with the development in the vicinity. The design of the facility maintains an architectural style that includes mixed facade materials such as plaster, Cantera stone, tile, quatrefoils, and wrought iron, ZACase FilesTP12016116-01 101 S. Azusa Avenue New Drive Thru\Staff Report.doc Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 - Page 9 of 11 and details such as a gable roof, arched entry tower element, large glass windows, and fabric awnings. The proposed facility will encourage the maintenance of aesthetic value to its surrounding land uses. Conditional Use Permit Findings necessary for the approval of a conditional use permit for drive-through restaurant in a Neighborhood-Commercial (N-C) zone are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The proposed restaurant use at this particular site would provide a service and dining to nearby residents, as well as customers and employees of other nearby businesses, which will contribute to the general well-being of the neighborhood or community. The proposed use is in context of the Neighborhood Commercial Zone and is consistent with the surrounding uses. 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 development of the restaurant will not 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. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible therewith. The site for the proposed use is adequate in size and is shaped to accommodate the use. The subject property is located on a 33,400-square foot parcel. The development will include adequate parking for the patrons and the employees. As part of the site design, there will be 8,691 square feet of landscaping and the building coverage will be 4,473 square feet. The applicant proposes 36 parking spaces, 2 disabled parking spaces, and 2 order waiting parking spaces. There is a 6-foot high CMU block wall on the westerly property line separating the restaurant from the adjacent residential uses, as well as a 9-foot wide landscape buffer including hedges and canopy trees. ZACase Files\PP12016116-01 101 S. Azusa Avenue New Drive Thru\Staff Repart.doc Precise Plan No. 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14,2016 - Page 10 of 11 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 property abuts streets and highways adequate in width and improvements to carry the traffic generated by the proposed use. Neighborhood Commercial (N-C) uses shall have access to a four-lane or wider street or highway (WCMC Sec. 26.537-b). The project site is located on the west side of a principle arterial, South Azusa Avenue, north of a principle arterial, East Garvey Avenue South, and south of a Freeway. South Azusa Avenue is a four-lane street. There are three vehicular access points which are located on South Azusa Avenue and East Garvey Avenue South. 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 General Plan of the City, or any other adopted plan of the City. The proposed use of a drive-through restaurant and the site design is consistent with the General Plan of the City. VI. CONCLUSION The proposed 4,473-square foot restaurant building will be located on the west side of Azusa Avenue and south of the 10 Freeway. Landscaping is proposed around the building, within the parking area, and around the perimeter of the site, and will serve to enhance the aesthetic appeal of the site. The proposed architecture provides a variety of forms and heights and a mix of materials. The project is compatible with the commercial uses in the vicinity and will result in providing additional dining opportunities in the neighboring residential area. The applicant is further requesting a conditional use permit to allow for a 24-hour drive-through for the restaurant. The subject property was formerly occupied by a restaurant that had late night hours. While the subject property is adjacent to residential properties to the west, the design incorporates features to reduce impacts. These features include the maintenance of a 6-foot property line wall, a 9-foot wide landscape planter, the placement of the building on the easterly portion of the property, and the drive- through located on the easterly portion of the property. ZACase Files1131)12016116-01 101 S. Azusa Avenue New Drive Thru\Staff Report.doc Precise Plan No, 16-01, CUP 16-01 101 S. Azusa Avenue — Drive-Through Restaurant June 14, 2016 - Page 11 of 11 VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions approving Precise Plan No. 16-01, and Conditional Use Permit No. 16-01. PREPARED BY: If- • Veronica Hemantailn Assistant Planner REVIEWED AND APPROVED: Je 41rderson, AICP Planning Director Attachments: Attachment 1 — Precise Plan No. 16-01 Resolution for Approval Attachment 2 — Conditional Use Permit No 16-01 Resolution for Approval Attachment 3 — Business Operations Plan Attachment 4— Drive Through Queuing Analysis Attachment 5 — Noise Impact Analysis Attachment 6 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) Z:\Case Files111312016116-01 101 S. Azusa Avenue New Drive Thrul Staff Report.doc ATTACHMENT 1 LANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 16-01 PRECISE PLAN NO. 16-01 CATEGORICAL EXEMPTION APPLICANT: Roberto Velasquez for Tacos El Gavilan LOCATION: 101 S. Azusa Avenue WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to: Allow for the construction of a 4,473-square foot restaurant with a drive-through on 33,400-square foot property; on that certain property described as: Assessor's Parcel No. 8477-001-020, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested conditional use permit for the operation of a drive-through restaurant; and WHEREAS, the Planning Commission upon giving the required notice did on the 14 th day of June, 2016, conduct duly advertised public hearings as prescribed by law to consider said application; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: The project consists of a request for a precise plan to allow a new 4,473-square foot restaurant building on 33,400-square foot property. ZACase FilesT1312016116-01 101 S. Azusa Avenue New Drive Thrull)P Reso.doe Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 2 2. The applicant is also requesting approval of a conditional use permit to allow for the operation of a drive-through window in conjunction with the establishment of a restaurant. Appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, the proposed project is considered to be Categorically Exempt (Class 3, New Construction of Small New Facilities) in that it consists of the construction of a 4,473- square foot drive-through restaurant. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: The subject property is designated as "Service and Neighborhood Commercial" (SNC). Under the General Plan the uses are to be of relative high intensity and shall be easily accessible. The subject property is located on the west side of Azusa Avenue, just south of the 10 Freeway and the Azusa Avenue off-ramp. The subject property is adjacent to other types of commercial uses. The site has operated as a restaurant in the recent past. b. The subject property is zoned "Neighborhood Commercial" (N-C). The proposed development of the restaurant with a drive-through is consistent ZACase FilesTP12016116-01 101 S. Azusa Avenue New Drive Thru\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 3 with the designated zone of Neighborhood Commercial (WCMC Sec. 26- 597). The proposed use of a restaurant is allowed by right; the drive-through is allowed as a conditionally permitted use. The proposed project would not increase impacts to the neighborhood in terms of traffic, public health, or safety. The proposed restaurant facility will offer dining opportunities for city residents and visitors. The project site is located in an area with "Service Commercial" (S-C) and "Neighborhood Commercial" (N-C) uses. The proposed use of the project site will be complimentary and consistent with the surrounding uses. The proposed use is similar to the previous use on site. The site design provides buffers to residential properties to the west, and conditions of approval are included to reduce impacts to those properties. Neighborhood Commercial (N-C) uses shall have access to a four-lane or wider street or highway (WCMC Sec. 26.537-b). The project site is located on the west side of a principle arterial, South Azusa Avenue, north of a principle arterial, East Garvey Avenue South, and south of a Freeway. South Azusa Avenue is a four-lane street. There are three vehicular access points which are located on South Azusa Avenue and East Garvey Avenue South. The project site also provides sufficient parking for its patrons and employees. The proposed restaurant is compatible with the existing and future land uses, and does not interfere with the development in the vicinity. The design of the facility maintains an architectural style that includes mixed façade materials such as plaster, Cantera stone, tile, quatrefoils, and wrought iron, and details such as a gable roof, arched entry tower element, large glass windows, and fabric awnings. The proposed facility will encourage the maintenance of aesthetic value to its surrounding land uses. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 16-01 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. That the precise plan shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth below. Additionally, no permits shall be issued until the Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016- Page 4 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. That the approval of the precise plan is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on June 14, 2016. b. Comply with all applicable sections of the West Covina Municipal Code. Comply with all requirements of the "Neighborhood Commercial" (N-C) Zone. d. Paving materials and treatment shall be provided indicating the type of paving proposed on the plan check set of plans. e. A minimum of nine feet of landscaping shall be provided along the westerly property line. All construction shall comply with the provisions of the West Covina Municipal Code and the requirements of the Engineering and Building Departments. All ground mounted, wall-mounted and/or roof-mounted mechanical equipment not shown on the approved Study Plan shall be screened from all view, in a manner that is architecturally compatible with the main building. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval in the event new mechanical equipment is proposed at the exterior of the building. h. Parking spaces shall comply with minimum parking space dimensions of 8'6" by 18'. The location of electrical transformers or other mechanical equipment, not indicated on the approved Study Plan, must be approved by the Planning Director. Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 5 j. The precise plan may be revoked, amended or suspended by the Planning Commission under the provisions of Section 26-253 of the West Covina Municipal Code. k. The proposed business shall not constitute a public nuisance as defmed under Section 15-200 of the West Covina Municipal Code. The approved use shall be in compliance with the Noise Ordinance (Chapter 15). This approval does not include approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. n. Licenses and permits as required by Chapter 14 of the West Covina Municipal Code shall be obtained before the start of the operation of the business. Prior to the issuance of building permits, a detailed landscape and irrigation plan in compliance with AB 1881 and Executive Order B-29-15 shall be submitted to and approved by the Planning Department for all planted areas to be affected by project. Said plan shall include type, size, and quantity of landscaping materials to include a combination of trees, shrubs, and groundcover, as well as a fully automatic comprehensive watering system. Landscaped areas are to be kept free of litter and diseased or dead plants. Diseased, dead, damaged and/or disfigured plants shall be replaced as deemed necessary by the Planning Department. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. All installation of landscaping and irrigation shall be completed prior to issuance of a certificate of occupancy. P. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti. Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. s. Building and parking lot lighting is required to be architecturally integrated with the building design. Standard security wall packs are not acceptable unless they are provided with hooding that is architecturally compatible with the building. ZACase Files1P1312016 I 6-01101 S. Azusa Avenue New Drive ThruIPP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 6 t. A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the Planning Department and the City Engineer. The Zoning Code gives provisions for up to three one-year extensions to keep entitlements active. Therefore, prior to June 14, 2017, (if building permits have not been obtained) you are urged to file a letter with the department requesting a one-year extension of time. The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement. The new development shall comply with the Development Impact Fees (Ordinance No. 2286 and Resolution No. 2015-81). Development Impact Fees for non-residential development are calculated at $1.41 per square foot. The code allows for a credit for existing structures to be demolished. There is an existing 4,020-square foot structure on the lot, to be demolished. The proposed building would total 4,473 square feet in size. The developer will pay fees estimated at $6,306 (453 sq. ft. x 1.41 = $638.73). The impact fees will be due at the time of building permit issuance. w. The applicant shall sign an affidavit accepting all conditions of this approval. x. That any proposed change to the approved site plan, floor plan or elevations be reviewed by the Planning, Building, Fire and Police Departments and that the written authorization of the Planning Director shall be obtained prior to implementation. Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. Parking lots or other paved areas with a cracked, broken or otherwise deteriorating surface, in excess of ten (10) percent of the surface area shall be considered a nuisance and shall be repaired. aa. All trees shall be shown on the grading plan. The plan shall clearly indicate what trees are to be preserved and what trees are to be removed. Trees that are preserved should not be topped but should be pruned to preserve their natural form. ZACase Files1P1312016 116-01 101 S. Azusa Avenue New Drive ThruIPP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 7 bb. All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). Cc. The location of new electrical transformers, vaults, antennas, mechanical and all other equipment not indicated on the approved plans must be approved by the Planning Director prior to the issuance of building permit. Provide construction details prior to issuance of a building permit. dd. All new pole mounted parking lot lighting shall be accurately indicated on the site plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. ee. All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorative block wall with a gate constructed of durable materials and a solid architectural cover. Provide construction details prior to issuance of a building permit. ff. Landscaping shall be installed on all graded surfaces proposed for landscaping as soon as feasibly possible after the completion of grading operations. gg. Prior to the issuance of building permits, the applicant shall demonstrate, to the satisfaction of the Planning Director, that all roof mounted mechanical equipment is placed behind a permanent parapet wall and is completely restricted from all ground level views, pursuant to Section 26-568 of the Municipal Code. hh. The applicant shall indemnify, hold harmless and defend the City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages against the City, its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this Tract Map. Further, the applicant shall indemnify, hold harmless and defend the City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages against the City, its agents, officers, or employees arising out of the action, inaction or negligence of the applicant, its employees, officers, agents, contractors, subcontractors, successors or assigns in planning, engineering, constructing or in any manner carrying out the Tract Map or any improvements required for the Tract Map. The indemnity shall be contained in a written document approved by the City Attorney. ii. Comply with all requirements of the "Art in Public Places" ordinance (WCMC Chapter 17), prior to the issuance of building permits. Artwork shall be installed or required fee paid prior to issuance of Certificate of Occupancy. Z:\Case Fi1esIPP12016116-01 101 S. Azusa Avenue New Drive ThruTP Reso.doe Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016- Page 8 jj. All new utilities shall be installed underground. kk. All approved materials and colors shall be clearly indicated on the plans. 11. Fire Department Requirements: NFPA 17/17A — Dry/Wet chemical extinguishing system required. 2. Install NFPA 10— Portable Fire Extinguishers. Required fire flow of 1500 GPM @ 20 psi for two (2) hours. 4. Provide one (1) fire hydrant within 250 feet of the property line. Additional requirements may be set upon review of a full set of architectural plans. mm. Engineering Division Requirements: Comply with all conditions contained in Planning Commission Resolution No. 567. Which outlined the requirements of grading, street improvement, exterior lighting, water supply, all bonds, trees, landscaping, drainage, and building related improvements, etc. 2. Sanitary sewers shall be provided to each "lot" in compliance with Municipal Code Chapter 23, Article 2, and to the satisfaction of the City Engineer. The required street improvements shall include that portion of Azusa Avenue contiguous to subject property. All existing joint concrete driveway approaches shall be removed and reconstructed to meet current ADA requirements, if required. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstruct per City standard. Ten-foot wide sidewalks shall be maintained along Azusa Avenue. Street trees in tree wells shall be installed at the rear of the sidewalk with irrigation contiguous to subject property. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. ZACase Files\PP12016116-01 101 S. Azusa Avenue New Drive ThruTP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-01 June 14,2016 - Page 9 8. Parking lot and driveway improvements on private property for this use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City of West Covina Standards. Prior to issuance of Building Permit, all of the following requirements shall be satisfied: a) A final grading and drainage plan showing existing and proposed elevations and drainage structures (and showing existing and proposed on-site and off-site improvements) shall be submitted to and approved by the Planning Department and Engineering Division. A soil erosion and sediment control plan shall be submitted to and approved by the Planning Department and Engineering Division. c) A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the City Engineer. An itemized cost estimate for all on-site and off-site improvements to be constructed (except buildings) shall be submitted to the Engineering Division for approval. Based upon the approved cost estimates, required fees shall be paid and improvement securities for all on-site and off-site improvements (except buildings) and 100% labor/material securities for all off-site improvements, shall be posted prior to final approval of the plans. 10. Joint use parking and/or access agreement with the adjoining service station shall be submitted and review by City Engineer and City Attorney prior to being recorded with the Los Angeles County Recorder. 11. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article II of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. Construct trash enclosure with solid cover in compliance with Los Angeles Regional Water Quality Control Board requirements. nn. Building Division Requirements: Z:1Case FilesTP12016116-01 101 S. Azusa Avenue New Drive ThruTP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 10 All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. Building design shall comply with the 2013 California Building Code (CBC). Separate application(s), plan check(s), and permit(s) is/are required for: Grading (see Engineering Division for requirements) Demolition work Retaining walls (see Engineering Division for requirements) Block walls exceeding 6 feet in height Signs Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) Plumbing Mechanical Electrical Complete structural plans with calculations by State licensed engineer or architect will be required. Submit design for review at formal plans review. A soils and geology report is required to address the potential for and the mitigation measures of any seismic induced landslide/liquefaction. Soils report shall address foundation design and site preparation requirements. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. Compliance to California T-24 Green Building Code will be required. Submit design for review at formal plans review. 8. Separate plumbing, mechanical, and electrical plan check will be required. Submit design for review at formal plans review. Los Angeles County Health Department approval is required for restaurant/kitchen/other food services. Phone: 626-430-5560 10. Sanitation District Industrial Waste approval or waiver is required. Please contact 562-699-7411, ext. 2900 for additional information. ZACase Files111312016116-01 101 S. Azusa Avenue New Drive ThrulP1) Reso.doc Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 11 11. All new on-site utility service lines shall be place 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. 12. A complete code analysis is required. Address type of construction, occupancy, exiting, allowable areas, allowable heights, etc. Provide a summary on the drawing. 13. Compliance with the State of California Accessibility regulations is required, including: Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. CBC§ 206. Accessible parking: i. Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. ii. Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. All employee areas shall be accessible including behind counters and attendants. All restrooms serving the building shall be accessible. Aisles and seating shall be accessible. All public telephones, if provided, shall be accessible. At least one and 25% shall be equipped for hearing impaired, volume control. At least one telephone shall comply with CBC 1117B.2.9.2 for text telephones where there are at least 4 phones on the site. 14. West Covina Municipal Code requires fire sprinklers for the projects listed below except for open garages as defined by the California Building Code. WCMC § 7-18.13. a) On all new buildings exceeding five thousand (5,000) square feet in floor area. 15. Total plumbing fixtures required shall be determined by California Plumbing Code. 16. Grease interceptor is required. Design and installation shall comply with California Plumbing Code. Z:\Case Files\PP12016116-61 101 S. Azusa Avenue New Drive ThruTP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016- Page 12 17. Type I grease duct is required. Provide complete design per California Mechanical Code. 18. A seating plan will be required to show how clear exit aisles are maintained (44" with seating on both sides and 36" where on one side only). 19. Comply with City Parking standards. 20. All walls facing the public fight of way shall be landscaped with shrubs or vines so as to discourage graffiti. pp. Police Department Requirements Install CCTV system with the following specifications: a) 960H (960 X 480) recording resolution b) H.264 video compression c) Real-time recording 30 fbs per channel @ 960 II resolution d) 2048 bit rate e) Hard disk drive with sufficient number of TB to capture and retain data for the minimum 30 day preservation period. f) Fixed cameras with complete coverage of areas that do not infringe on the privacy of citizens, PTZ (pan, tilt, zoom) optional, but no more than 180 degrees. Coverage to minimally include all common areas inside and outside the physical buildings, stairwells and parking areas. g) Recordings preserved for a minimum of 30 days (30 day loop minimum) h) DVR must contain a USB port for police department personnel to easily access system and download video ZACase FilesTP12016116-01 101 S. Azusa Avenue New Drive ThruIPP Reso.doe Planning Commission Resolution No. Precise Plan No. 16-01 June 14, 2016 - Page 13 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 14 th day of June, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: June 14, 2016 EXPIRATION DATE: June 14,2017 If not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\PP\2016 I 16-01 101 S. Azusa Avenue New Drive ThruIPP Reso.doc ATTACHMENT 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 16-01 CONDITIONAL USE PERMIT NO. 16-01 CATEGORICAL EXEMPTION APPLICANT: Roberto Velasquez for Tacos El Gavilan LOCATION: 101 S. Azusa Avenue WHEREAS, there was filed with this Commission a verified application on the forms prescribed by the Commission requesting approval of a conditional use permit under the provisions of Chapter 26, Article VI of the West Covina Municipal Code, to permit the following use: Allow for a drive-through at a 4,473-square foot restaurant. On that certain property described as follows: Assessor's Parcel Numbers 8477-001-020, in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission upon giving the required notice did, on the 14th day of June, 2016, conduct duly advertised public hearings as prescribed by law to consider said application; and WHEREAS, a precise plan for the construction of a 4,473-square foot restaurant building and accompanying parking lot and landscaping on the site has been submitted; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting approval of a conditional use permit to allow for the operation of a drive-through window in conjunction with the establishment of a restaurant in a new 4,473-square foot tenant space. ZACase FilesTP12016 116-01 101 S. Azusa Avenue New Drive ThrulCUP Reso.doe Planning Commission Resolution No. Conditional Use Permit No. 16-01 June 14, 2016, Page 2 of 5 This conditional use permit application is submitted in conjunction with a request for approval of Precise Plan No. 16-01 to approve the design and allow the construction of the 4,473-square foot building. Findings necessary for approval of a conditional use permit are as follows: That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. 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. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, the proposed project is considered to be Categorically Exempt (Class 3, New Construction of Small New Facilities) in that it consists of the construction of a 4,473-square foot drive-through restaurant. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of West Covina as follows: On the basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings for approval of a conditional use permit: The proposed restaurant use at this particular site would provide a service and dining to nearby residents, as well as customers and employees of other nearby businesses, which will contribute to the general well-being of ZACase Files TP12016116-01 101 S. Azusa Avenue New Drive ThruTUP Reso.doe Planning Commission Resolution No. Conditional Use Permit No. 16-01 June 14, 2016, Page 3 of 5 the neighborhood or community. The proposed use is in context of the Neighborhood Commercial Zone and is consistent with the surrounding uses b. The proposed development of the restaurant will not 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 site for the proposed use is adequate in size and is shaped to accommodate the use. The subject property is located on a 33,400-square foot parcel. The development will include adequate parking for the patrons and the employees. As part of the site design, there will be 8,691 square feet of landscaping and the building coverage will be 4,473 square feet. The applicant proposes 36 parking spaces, 2 disabled parking spaces, and 2 order waiting parking spaces. There is a 6-foot high CMU block wall on the westerly property line separating the restaurant from the adjacent residential uses, as well as a 9-foot wide landscape buffer including hedges and canopy trees. The subject property abuts streets and highways adequate in width and improvements to carry the traffic generated by the proposed use. Neighborhood Commercial (N-C) uses shall have access to a four-lane or wider street or highway (WCMC Sec. 26.537-b). The project site is located on the west side of a principle arterial, South Azusa Avenue, north of a principle arterial, East Garvey Avenue South, and south of a Freeway. South Azusa Avenue is a four-lane street. There are three vehicular access points which are located on South Azusa Avenue and East Garvey Avenue South. The granting of the conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The proposed use of a drive-through restaurant and the site design is consistent with the General Plan of the City. 2. That the approval of the conditional use permit is subject to the following conditions: Comply with the plans approved by the Planning Commission on June 14, 2016. b. Comply with all requirements of the "Neighborhood Commercial" (S-C) Zone and all other applicable standards of the West Covina Municipal Code. Additionally, comply with all applicable codes. ZACase Files\PP12016116-01 101 S. Azusa Avenue New Drive ThruNCUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-01 June 14, 2016, Page 4 of 5 Approval of this conditional use permit is contingent upon the approval of Precise Plan No. 16-01. d. That any proposed change to the approved site plan, floor plan, or elevations be reviewed by the Planning, Building, Fire, and Police Department and that the written authorization of the Planning Director shall be obtained prior to implementation. Commercial deliveries shall not be permitted between the hours of 9:00 p.m. to 7:00 a.m. The drive-through is approved for 24-hour operation, 7 days a week. g. The speaker box for the drive through shall be a minimum of 65 feet from the west side property line. The drive-through window shall be located on the east side of the proposed building. h. The drive through shall provide a minimum of 10 queuing spaces in the drive-through aisle. Awnings shall be kept clean and well-maintained. Worn or damaged awnings shall be replaced. j. In the event that noise issues negatively impact neighboring properties or businesses the Planning Commission shall review the conditional use permit for the use and may, at its discretion, modify or impose new conditions or suspend or revoke the conditional use permit pursuant to Section 26-253 of the West Covina Municipal Code. k. In the event that availability of traffic/circulation is negatively impacted, the Planning Commission shall review the conditional use permit for the use and may, at its discretion, modify or impose new conditions or suspend or revoke the conditional use permit pursuant to Section 26-253 of the West Covina Municipal Code. The conditional use permit may be revoked, amended or suspended by the Planning Commission under the provisions of Section 26-253 of the West Covina Municipal Code for appropriate cause. m. Licenses and permits as required by the West Covina Municipal Code shall be obtained prior to the start of the operation of the use for appropriate cause ZACase FilesTP12016116-01 101 S. Azusa Avenue New Drive ThrulCUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-01 June 14, 2016, Page 5 of 5 n. The approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. o. The applicant shall comply with all applicable health and safety codes. p. The operation of the facility shall comply with the West Covina Noise Ordinance. 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 14 th day of June, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: June 14, 2016 EXPIRATION DATE: June 14, 2016 If not used. Dario Castellanos Planning Commission Jeff Anderson, AICP, Secretary Plamiing Commission Z:\Case Files111312016116-01 101 S. Azusa Avenue New Drive ThrulCUP Reso.doc ATTACHMENT NO. Tacos El Gavilan — West Covina Business Operations Plan February 24, 2016 Tacos El Gavilan is a privately owned family run business which started operations in southeast Los Angeles in 1992. We are looking forward to establish ourselves as the premier casual Mexican dining restaurant in West Covina. We will maintain uncompromising principles as we grow to more than twelve restaurants in the greater Los Angeles area in the coming year. We apply the highest standards of excellence to food production and preparation, and service to our customers. All of the food served at Tacos El Gavilan is made from scratch, with some items made on site, and some made at our commissary in Los Angeles. We are well known for our one-of-a-kind fresh Salsa Bar, where we encourage guests to customize their salsa, selecting a range of flavors from hot and wild to robust, yet mild. We never use microwaves, can openers, or lard. Popular menu items include Burritos, steamed tortilla Tacos, Mulitas and Tortas. The restaurant will employ approximately twenty full and part time staff members from the Community. We provide a great work environment, treat employees with dignity and respect, and embrace diversity as an essential component in the way that we do business. The proposed Tacos El Gavilan restaurant in West Covina will be open from 8 A.M. to 1 A.M. Sunday through Thursday, and until 3 A.M. on Friday and Saturday. The drive-thru is proposed to operate 24 hours a day, seven days a week. The restaurant includes two kitchen areas, with one specifically operated for the drive-thru, in order to expedite service. Along with the separate kitchen area, the drive-thru includes several extra components to speed up service. A preview board is located at the beginning of the drive thru. This is where a customer can preview the menu while in the queue for the main menu board, where the speaker is located. An order confirmation screen, showing the order to the customer, is part of the main menu board. This order confirmation screen reduces miscommunication, which increases the speed of service. After ordering, the customer will pay for their purchase at the first window, and pick up their food at the second window, further increasing the speed of the drive-thru. The end of the drive-thru includes two spaces for cars to temporarily park if they have a large or special order, and staff will bring the orders to the customers in these cars. This allows cars behind them to pick up their food and exit the drive-thru, keeping the drive-thru moving. Staff members will be deployed throughout the day to keep the parking lot free of trash or other debris. ATTACHMENT NO. 4 II LOS Engineering Inc. Traffic and Transportation 11622 El Camino Real, Suite 100, San Diego, CA 92130 Phone 619-890-1253, Fax 619-374-7247, E-mail: Justin@LOSengineering.com February 20, 2016 Mr. Roberto Velasquez Tacos El Gavilan 2425 E. Florence Avenue Huntington Park, CA 90255 SUBJECT: Drive-Thru Queuing Analysis for Tacos El Gavilan proposed at 101 South Azusa Avenue, West Covina, California Dear Mr. Velasquez: The purpose of this letter is to provide a drive-thru queuing analysis for the proposed Tacos El Gavilan of approximately 4,475 square feet proposed at 101 South Azusa Avenue, West Covina, California. This queuing analysis is prepared specifically to address The City of West Covina Planning Department pre-application comments dated January 25, 2016 for a queuing study that evaluates the placement and design of the queuing for the drive-thru, the use demand (maximum queuing requirement), on-site circulation, and parking design. PROJECT DESCRIPTION The drive-thru as shown in Attachment A is proposed with the following configuration and operation characteristics for efficiency: 1) Total vehicle stacking queue of about 10 spaces (8 within the drive-thru lane and 2 leading up to the drive-thru entrance), 2) Two drive-thru windows will' be provided to include a pay and pick-up window, 3) The order board will include a digital confirmation screen for increased efficiency, 4) A pre-order menu is located about 2 vehicles into the drive-thru lane, 5) The order board is located about 2 vehicles beyond the pre-order menu, 6) The pay window is located about 2 vehicles beyond the order board, 7) The pick-up window is located about 2 vehicles beyond the pay window, 8) A pass-through lane is included at the end of the drive-thru to allow customers to go around vehicles waiting for orders (two temporary parking spaces), and 9) The project will have two kitchens (one dedicated to the drive-thru) and will continue to use time saving techniques such as pre-filled drinks learned from existing operations. IDS Engineering Inc Drive-Thru Queuing Analysis Tacos El Gavilan (101 S. Azusa Ave) Traffic and Transportatioa Mr. Roberto Velasquez — February 20, 2016 CONCLUSIONS The West Covina Tacos El Gavilan is proposed with a vehicle stacking queue of 10 spaces (2 leading up to and 8 within the drive-thru lane), a pre-order menu, order board with a digital confirmation screen, two windows (a pay window and pick-up window), a pass-through lane at the end of the drive-thru to allow customers to go around vehicles waiting for orders, and two kitchens with one dedicated for drive-thru orders. A maximum drive-thru queue of 7 vehicles was recorded from an existing Tacos El Gavilan location at 1900 S. Central Avenue. The proposed West Covina Tacos El Gavilan with a drive- thru stacking queue of 10 vehicles will accommodate the observed historical maximum queue of 7 vehicles. The proposed on-site circulation includes a clearly marked drive-thru entrance that is adjacent to the main parking area entrance to which there is sufficient room to accommodate two way directional circulation outside the drive-thru lane. If you have any questions, please call me at (619) 890-1253. Sincerely, LOS Engineering, Inc. ustin Rasas, P.E.(RCE 60690), PTOE Principal and Officer of LOS Engineering, Inc. Attachments 3 ATTACHMENT SITE PLAN OPOC 8G7-001-004 A.P.AL 0077-0177-005 11477-007-006 APB. 007-017-007 010070 CIAPIES U idiATE 1 &ROM' C AWAIT OWL% .05F J 0014113 114011 0001000CC IF MMUS 060071 MAW IISMAWAYR otvre owmc CONZAIEZ r- We dr 3.1,02.E 231.119. Ora *IN .41n 407.10 81/7-007-00 AU (Mow umpo VI .0-41 ei MB lUll!!O lila:411 MIEN MOMS' er—mirmlemn-i III ill 121111 an I PARCEL 2 ARM 147-007421 OWNWe SHARON FAI1EM 4. 6, PROPOSED TACOS EL GAV1LAN ± 4,473.38 SF 16KWIC111111110 aelS. 0 AZUSA AVENUE 151 GAVILAN TACOS EL SHEET Um]. 61 041.1100 Mat Gcrina 101 South Arum Ave, Iffest Covina, CA 01701 WARE MALCOMB TAVIS-Ulh-VP .-11401.6 ARCHITECT WARE MALCOMB Elam= TENANT TACOS EL GAVILAN 1127 L. 11.011.GE AWLS 141/111X=11 FMK CA NMI MEM MAW. .132111107181 .11141 RAW, CA .1111 SITE / BUILDING INFORMATION SITE AREA 0.767 AC (.33,400 SF) BUILDING AREA: 4,477.38 SF (GROSS) LANDSCAPE: 8,691.05 SF (26%) FAR: PARKING REQUIRED: 1/3.5 AXED SEATS 120/33 36 STALLS REQUIRED PARKING PROVIDED: STAN TARO: 36 STALLS COMPACT: 0 STALLS ADA: 2 STAI LS TOTAL OFF-STREET 36 STALLS PARKING PROVIDED: i- 2 ouniiNr. 40 SPACES BUILDING INFORMATON OCCUPANCY TYPE: A-2 CONSTRUCTION TYPE: V-B BUILDING CODE-/N-EFFECT CRC 2011 NO. OF STORY: ONE-STORY MAXIMUM BUILDING HEIGHT 25 FEET AND) SEATS 126 SHEET INDEX A-1 SITE PLAN AND BUILDING INFORMATION 40-2 FLOOR PLAN A-3 EXTERIOR ELEVATIONS A-4 EXTERIOR ELEVATIONS A-5 PHOTOMETRIC PLAN L-I SCHEMATIC LANDSCAPE PLAN ES.1 EXISTING SITE TOPOGRAPHIC SURVEY - _ NOIMICAVEXIM *KM ATTACHMENT 2014 DRIVE-THRU QUEUING DATA FROM 1900 S. CENTRAL AVE Queuing Data Counts Attachment 61 Tacos El Gavilan 1900 South Central, Los Angeles, CA 90011 Friday, June 27, 2014, 5:00 PM to 6:00 PM Time Observed Queue at Order Menu Observed Queue at Pick-Up Window Total Queue 5:00 PM 0 1 1 5:01 PM 0 1 1 5:02 PM 0 1 1 5:03 PM 0 1 1 5:04 PM 0 1 1 5:05 PM 1 1 2 5:06 PM 0 2 2 5:07 PM 0 2 2 5:08 PM 0 2 2 5:09 PM 0 2 2 5:10 PM 0 1 1 5:11 PM 0 0 0 5:12 PM 0 0 0 5:13 PM 1 0 1 5:14 PM 1 1 2 5:15 PM 0 2 2 5:16 PM 0 2 2 5:17 PM 0 2 2 5:18 PM 0 2 2 5:19 PM 0 1 1 5:20 PM 0 0 0 5:21 PM 0 0 0 5:22 PM 0 0 0 5:23 PM 0 0 0 5:24 PM 0 0 0 5:25 PM 0 0 0 5:26 PM 0 0 0 5:27 PM 0 0 0 5:28 PM 0 0 0 5:29 PM 0 0 0 5:30 PM 0 0 0 5:31 PM 0 0 0 5:32 PM 3 0 3 5:33 PM 0 3 3 5:34 PM 0 3 3 5:35 PM 0 3 3 5:36 PM 0 3 3 5:37 PM 0 1 1 5:38 PM 0 1 1 5:39 PM 0 1 1 5:40 PM 1 2 3 5:41 PM 0 2 2 5:42 PM 0 2 2 5:43 PM 0 2 2 5:44 PM 0 1 1 5:45 PM 0 0 0 5:46 PM 0 0 0 5:47 PM 0 0 0 5:48 PM 0 0 0 5:49 PM 0 0 0 5:50 PM 0 0 0 5:51 PM 0 0 0 5:52 PM 1 1 2 5:53 PM 0 1 1 5:54 PM 0 1 1 5:55 PM 0 0 0 5:56 PM 0 0 0 5:57 PM 0 0 0 5:58 PM 0 0 0 5:59 PM 0 0 0 Queuing Data Counts Attachment 82 Tacos El Gavilan 1900 South Central, Los Angeles, CA 90011 Saturday, June 28, 2014, 12:00 PM to 1:00 PM Time 12:00 PM 12:01 PM 12:02 PM 12:03 PM 12:04 PM 12:05 PM 12:06 PM 12:07 PM 12:08 PM 12:09 PM 12:10 PM 12:11 PM 12:12 PM 12:13 PM 12:14 PM 12:15 PM 12:16 PM 12:17 PM 12:18 PM 12:19 PM 12:20 PM 12:21 PM 12:22 PM 12:23 PM 12:24 PM 12:25 PM 12:26 PM 12:27 PM 12:28 PM 12:29 PM 12:30 PM 12:31 PM 12:32 PM 12:33 PM 12:34 PM 12:35 PM 12:36 PM 12:37 PM 12:38 PM 12:39 PM 12:40 PM 12:41 PM 12:42 PM 12:43 PM 12:44 PM 12:45 PM 12:46 PM 12:47 PM 12:48 PM 12:49 PM 12:50 PM 12:51 PM 12:52 PM 12:53 PM 12:54 PM 12:55 PM 12:56 PM 12:57 PM 12:58 PM 12:59 PM Observed Queue at Order Menu 0 0 1 0 2 2 2 1 0 0 0 0 0 0 0 2 1 1 0 1 0 0 0 0 1 0 1 0 0 0 0 0 0 1 0 0 0 1 0 1 0 0 0 0 0 0 0 0 1 1 0 0 0 Observed Queue at Pick-Up Window Total Queue 0 1 1 1 1 2 2 2 2 1 1 0 0 0 1 2 2 2 3 3 2 2 2 2 2 2 3 2 1 1 0 0 0 1 1 1 1 2 1 2 1 1 1 Queuing Data Counts Attachment B3 Tacos El Gavilan 1900 South Central, Los Angeles, CA 90011 Monday, June 30, 2014, 12:00 PM to 1:00 PM Observed Queue at Observed Queue Time Order Menu Pick-Up Window Total Queue 12:00 PM 1 0 1 12:01 PM 2 0 2 12:02 PM 0 2 2 12:03 PM 0 2 2 12:04 PM 0 2 2 12:05 PM 0 1 1 12:06 PM 1 1 2 12:07 PM 0 1 1 12:08 PM 0 1 1 12:09 PM 1 1 2 12:10 PM 3 0 3 12:11 PM 2 2 4 12:12 PM 0 3 3 12:13 PM 0 3 3 12:14 PM 0 3 3 12:15 PM 0 3 3 12:16 PM 0 3 3 12:17 PM 0 3 3 12:18 PM 2 3 5 12:19 PM 1 4 5 12:20 PM 0 5 5 12:21 PM 0 3 3 12:22 PM 0 2 2 12:23 PM 0 2 2 12:24 PM 1 2 3 12:25 PM 1 2 3 12:26 PM 1 3 4 12:27 PM 0 3 3 12:28 PM 0 3 3 12:29 PM 1 3 4 12:30 PM 0 4 4 12:31 PM 0 2 2 12:32 PM 1 2 3 12:33 PM 0 1 1 12:34 PM 0 1 1 12:35 PM 0 1 1 12:36 PM 0 1 1 12:37 PM 0 1 1 12:38 PM 0 1 1 12:39 PM 0 1 1 12:40 PM 1 1 2 12:41 PM 0 2 2 12:42 PM 0 2 2 12:43 PM 0 2 2 12:44 PM 1 1 2 12:45 PM 0 1 1 12:46 PM 1 1 2 12:47 PM 0 2 2 12:48 PM 0 2 2 12:49 PM 1 2 3 12:50 PM 0 2 2 12:51 PM 1 2 3 12:52 PM 0 1 1 12:53 PM 0 1 1 12:54 PM 1 1 2 12:55 PM 0 2 2 12:56 PM 0 2 2 12:57 PM 0 0 0 12:58 PM 0 0 0 12:59 PM 1 0 1 ATTACHMENT C 2016 DRIVE-THRU QUEUING DATA FROM 1900 S. CENTRAL AVE TACOS EL GAVILAN QUEUE STUDY Prepared by National Data & Surveying Services Location: 1900 5 Central Ave Date: 2/10/16 City: Los Angeles Day: Wednesday Time Max Queue #1 PICK-UP WINDOW TO ORDER BOARD Max Queue #2 ORDER BOARD TO START OF QUEUE , 0 Total Vehicle Queue 11:30 AM 2 2 11:35 AM 2 0 2 11:40 AM 1 0 1 11:45 AM 0 0 0 11:50 AM 2 0 2 11:55 AM 1 0 1 12:00 PM 4 0 4 12:05 PM 4 0 4 12:10 PM 2 3 5 12:15 PM 4 0 4 12:20 PM 2 0 2 12:25 PM 3 0 3 12:30 PM 2 0 2 12:35 PM 2 0 2 12:40 PM 2 0 2 12:45 PM 2 0 2 12:50 PM 4 0 4 12:55 PM 4 0 4 1:00 PM 4 2 6 1:05 PM 7 0 7 1:10 PM 6 0 6 1:15 PM 4 2 6 1:20 PM 6 1 7 1:25 PM , 5 1 6 Noise Impact Analysis Tacos El Gavilan Drive-Through Restaurant 101 S. Azusa Avenue West Covina, California Prepared For: Roberto Velasquez Tacos El Gavilan 2425 E. Florence Avenue Huntington Park, CA 90255 Preparer: Charles Terry HELIX Environmental Planning, Inc. 7578 El Cajon Boulevard, Suite 200 La Mesa, CA 91942 (619) 462-1515 February 18, 2016 TABLE OF CONTENTS Section Title Page ES EXECUTIVE SUMMARY ES-1 1.0 INTRODUCTION Li Project Location 1 1.2 Project Description 1 1.3 Noise-sensitive Receptors 1.4 Noise Metrics 1 1.5 City of West Covina Regulations 2 2.0 ENVIRONMENTAL SETTING 3 2.1 Site Land Use 3 2.2 Adjacent Land Uses 3 2.3 Existing Noise Levels. 3 2.4 Future Noise Environment Sources 4 3.0 STUDY METHODS, EQUIPMENT, AND PROCEDURES 4 3.1 Equipment and Procedures 4 3.2 Noise Modeling Software 4 3.3 Site Specific Features 4 3.4 Property Line Distances 5 4M OPERATIONAL NOISE IMPACTS 5 4.1 Significance Thresholds 5 4.2 Ambient Noise Conditions 5 4.3 Project-related Noise Source 6 4.4 Project Noise Control Design Features 8 4.5 Calculated Noise Impacts 8 5.0 CONCLUSIONS 9 6.0 QUALIFICATIONS 10 7.0 CERTIFICATION 11 TABLE OF CONTENTS (emit.) LIST OF APPENDICES A Full Site Plans Animal Species Observed LIST OF FIGURES No. Name Follows Page Regional Location 2 Aerial Photo 2 Detail Site Plan 2 Receivers and Noise Contours - No Reflection 8 Receivers and Noise Contours with Reflection 8 LIST OF TABLES No. Name Page Exterior Ambient Noise Measurement Data 4 Summary of Site Features Included in the CADNA Exterior Model 5 Noise Planning Levels 6 Octave Data Used for Order Speaker 7 Project Calculated Speaker Noise 8 EXECUTIVE SUMMARY This acoustical analysis evaluates the potential for the proposed Tacos El Gavilan Drive-Through Restaurant (Project or proposed Project) to generate noise levels that would adversely impact surrounding land uses. This analysis quantifies the anticipated noise from the proposed drive-thru order speakers and, based on these anticipated noise levels, determines whether the project-generated noise would exceed the associated City of West Covina (City) Municipal Code noise level limits at adjacent residential property lines. This analysis is limited to the order speaker system and does not analyze construction noise or project changes to traffic noise. The proposed Project is located at 101 S. Azusa Avenue, adjacent to the Interstate (I-) 10 exit to S. Azusa Avenue. The site is zoned Neighborhood Commercial (N-C), and the Assessor's Parcel Number (APN) is 847-700-1020. An empty structure (to be demolished) formerly occupied by a Carrows Restaurant is the only structure on the site. The proposed Project includes the construction of a new 4,473.38-square-foot Tacos El Gavilan Drive-Through Restaurant that would install a drive-thru pickup lane with a customer order speaker facing south and parallel to S. Azusa Avenue. The proposed speaker is located adjacent to the west side of the menu board location shown on the plans. The Project plans include a separated (from parking lot traffic) order entry driveway, with the opening to the west of the speaker. That is, the driveway opening faces west, but is located a minimum of 50 feet from the adjacent residential properties. The nearest noise-sensitive receptors (any residential location is considered a noise-sensitive receptor) to the Project site are single-family residences adjacent the west. The project site has a gas station and associated minimarket adjacent on the south side, and single-family residential properties adjacent to the west. An existing 6-foot Concrete Masonry Unit (CMU) wall separates the residential properties from both the Project site and the adjacent gas station/commercial uses. The closest residential structure is nearly 160 feet from the speaker (50 feet from the speaker to the edge of the drive through, 50 feet from the edge of the drive-through to the wall, and 60 feet from the wall to the structure). The speaker would be located approximately 3 feet above the ground. The City provides specific ordinances with regard to drive-through speaker noise, with two separate sections (a) and (b). Section (a) describes a series of 3 conditions for the drive-through planning (two are discussed in the report), including the following: (1) the first condition requires a 50-foot separation between the drive-through and adjacent residential properties, with this condition met through the project design as shown on the site plans; and (2) the second condition requires either a 10-foot-wide landscape buffer or a 6-foot-high noise control fence, with this condition fulfilled by the existing 6-foot CMU wall. Based on the described considerations, two of the three applicable conditions are met for Section (a), which would meet HELIX EIMMI mental miaow Noise Impact Analysis for Tacos El Gavilan / TEG-01 /February 18, 2018 ES•1 the associated requirement that "...one or more..." of the 3 conditions are implemented to provide separation, as outlined above in Section 1.5. Section (b) requires implementation of "...one or more..." of eight identified conditions to ensure that that the proposed speaker does not increase the ambient noise at the residential receiver location by more than 5 dBA, which is the focus of the following analysis. Based on the data in Table 3, the evening (between 7 p.m. and 9 p.m.) average noise level is 56.1 dBA LEQ, and the nighttime (10 p.m. through 6 a.m.) average level is 50.9 dBA LEQ with a quietest hour at 2 a.m. of 49.5 dBA LEQ. As a result, 51.0 dBA (rounding 50.9 dBA) is considered a reasonable exterior planning noise level for the residential units. Two sets of noise calculations and noise contours are provided in this plan. The first set is a simplified impact calculation with the speaker as a free floating point in space radiating noise equally in all direction. The second is a more complex calculation where the speaker is a true directional source radiating from the front of a post with noise reflections off the post and the auto in the driveway in front of the post with 3 calculated reflections. This tends to generate a more accurate impact profile with a clear beam of noise emanating towards the southwest, and results in slightly higher noise levels at the closest residence (although still in compliance with the applicable City standards). As designed, the Project-related noise levels would be in compliance with the City Noise Ordinance as defined for Drive-Through Restaurant Speakers and would not create a significant impact. As a result, no additional design or mitigation measures would be required. HELIX Noise Impact Analysis for Tacos El Gavilan / TEG-01 /February 18, 2016 ES.2 1.0 INTRODUCTION This acoustical analysis evaluates the potential for the proposed Tacos El Gavilan Drive-Through Restaurant (Project or proposed Project) to generate noise levels that would adversely impact surrounding land uses. This analysis quantifies the anticipated noise from the proposed drive-thru order speakers and, based on these anticipated noise levels, determines whether the Project-generated noise would exceed the associated City of West Covina (City) Municipal Code noise level limits at property lines. This analysis is limited to the Drive-thru order speaker system and does not analyze construction noise or Project changes to traffic noise. 1 PROJECT LOCATION The proposed Project is located at 101 S. Azusa Avenue, adjacent to the Interstate (1-) 10 exit to S. Azusa Avenue (Figures 1 and 2, Regional Location Map and Aerial Photograph, respectively). The site is zoned Neighborhood Commercial (N-C), and the Assessor's Parcel Number (APN) is 847-700-1020. An empty structure (to be demolished) formerly occupied by a Carrows Restaurant is the only structure on the site. 1.2 PROJECT DESCRIPTION The proposed Project includes the construction of a new 4,473.38-square-foot Tacos El Gavilan Drive-Through Restaurant that would install a drive-thru pickup lane with a customer order speaker facing south (parallel to S. Azusa Avenue). The proposed speaker is located adjacent to the west side of the menu board location shown on the plans, as depicted on Figure 3, Project Site Plan for additional project details please see Appendix A, Full Site Plans. The Project plans include a separated (from parking lot traffic) order entry driveway, with the opening to the west of the speaker. That is, the driveway opening faces west, but is located a minimum of 50 feet from the adjacent residential properties. 1.3 NOISE-SENSITIVE RECEPTORS The nearest noise-sensitive receptors (any residential location is considered a noise-sensitive receptor) to the Project site are adjacent single-family residences to the west. Three receptor locations were used in the analysis, representing the closest residential units. 1.4 NOISE METRICS All noise-level and sound-level values presented herein are expressed in terms of decibels (dB), with A-weighting, abbreviated "dBA," to approximate the hearing sensitivity of humans. Time-averaged noise levels of one hour are expressed by the symbol "L EQ" unless a different time period is specified. Some of the data also may be presented as octave-band-filtered and/or A-octave-band-filtered data, which are a series of sound spectra centered on each stated frequency, with half of the bandwidth above and half of the bandwidth below the stated frequency. These data are typically used for machinery noise analysis and barrier-effectiveness calculations. HELIX Envirpmnsnigi Maturing Noise Impact Analysis for Tacos El Gavilan / TEG-01 /February 18,2016 1 Noise emission data are often provided based on the industry standard format of Sound Power (noted by SwL), which is the total acoustic power radiated from a given sound source as related to a reference power level. Sound Power differs from Sound Pressure (if this notation is needed the abbreviation is SpL), which measures the fluctuations in air pressure caused by the presence of sound waves, and is generally the format that describes noise levels as heard by the receiver. Sound Pressure is the actual noise experienced by a human or registered by a sound level instrument. When Sound Pressure is used to describe a noise source, it must specify the distance from the noise source to provide complete information. Sound Power is a specialized analytical method to provide information without the distance requirement, but it may be used to calculate the sound pressure at any desired distance. 5 CITY OF WEST COVINA REGULATIONS The City provides a separate performance standard for Drive-Thru speakers, as follows: Sec. 26-685.3400. - Performance standards. (a) Adequate separation between drive-through restaurants and adjacent residential developments and other sensitive receptors, as determined by the planning director and/or planning commission, shall be provided by one (1) or more of the following methods: 1. A minimum distance of 50 feet between the property lines of any residential zone or residential development or other sensitive receptor and the outer perimeter of the drive-through lane(s), outdoor play area, and outdoor seating area shall be maintained. 2. A minimum 10-foot wide landscaped buffer and/or minimum 6-foot high noise wall along the property line shall be provided. Said landscape buffer shall be landscaped with specimen plant materials and trees appropriate in size and type to create a solid plant screen, subject to the approval of the planning director. 3. Topographic conditions and natural or constructed barriers (e.g. commercial development, streets and highways, etc.), or combination thereof, existing or proposed. (b) Noise levels shall not increase ambient noise levels by 5 dBA as measured at all property lines abutting residential development and other sensitive receptors. This may be achieved through one or more of the following methods, as determined by the planning director and/or planning commission: 1. All deliveries and exterior building and landscaping maintenance and cleaning activities may be limited as necessary to achieve compatibility with adjacent sensitive land uses. 2. Hours of operation may be limited as necessary to achieve compatibility with adjacent sensitive land uses. 3. The applicant shall provide a noise study prepared by an acoustical engineer indicating that the proposed operation will not increase ambient noise levels by 5 dBA as measured at all property lines abutting residential development and other sensitive receptors. 4. The applicant shall provide the plans and specifications for any potential noise sources (e.g. the speaker system, trash compactor, delivery trucks, etc.). HELIX Enviwomental flaming Noise impact Analysis for Tacos El Gavilan /TEG-01 / February 18, 2016 2 KERN COUNTY L it LOS -A-NGELE-S COLVerY— - 4- Lancaster Palmdale 1 Santa Clarita labasas San Fernando Valley ru bank GI 0:4 Ejever,yHo„ oo Pasadena San Gabriel Santa Monica Mountains Santa -,„;4111---•-•-•,....•-•-• • Pacific Ocean Los Any eIe 41.7 Culver City IMF \\__ Inglewood Downey 7:715 Compton iv ; Covina Pomona/ SAN Whittier ..., BERNARDINO N.,....... LIDS ANGELES COUNTY!. COUNTY t'ORAL NUE COUNTY -Ns, '.... '.._ .. Torrance Palos Los It Verdes Ligeles 4 Regional Location TACOS EL GAVILAN FIELIX A ? 10 Imil es Errefronmantai Plartnina Figure 1 IRE III ',S, .., .7.1 • ,.. — t . ' 101109 ION. . ••••.- 4111 1 i '.. 'sp.': ' ' . .. L. i -.J. - al a 1 , . _t ......, 4 t- :. . . . e t'4 - -- • • A. ... • ' , • 4 . , - I? I a . 1:TROJECISITlTEGSTEG-01_TocasEIGEmlanWprANoiseTiptl_SitePlan indd TEG-01 PROPOSED TACOS EL GAVILAN ± 4,473.38 SF Detail Site Plan TACOS EL GAVILAN HELIX Figure 3 Environmental Planning The speaker box shall be oriented away from adjacent residences and other sensitive receptors. A 3-foot-high wall, hedge, or berm along the outer perimeter of the parking area(s) and drive-through lane(s), except for areas of ingress and egress, shall be provided. The design of this wall, hedge, or berm shall be consistent with the city's safety policies, goals, and objectives. A minimum 10-foot-wide landscaped buffer and/or minimum 6-foot-high noise wall along the property line. Said landscape buffer shall be landscaped with specimen plant materials and trees appropriate in size and type to create a solid plant screen, subject to the approval of the planning director. Topographic conditions, natural or constructed barriers (e.g. commercial development, streets and highways, etc.), or combination thereof, existing or proposed. 2.0 ENVIRONMENTAL SETTING The Project site and the surrounding vicinity are located on an essentially level graded and paved parking area (to be replaced with new) 2.1 SITE LAND USE The proposed Project site is currently developed with an unoccupied restaurant structure (formerly Carrows) and associated parking lot. 2.2 ADJACENT LAND USES The Project site has a gas station and associated minimarket adjacent on the south side, and single-family residential properties adjacent to the west. A 6-foot Concrete Masonry Unit (CMU) wall separates the residential properties from both the Project site and the adjacent gas station/commercial uses. South Azusa Avenue is adjacent to the Project site on the east, and the I-10 freeway off-ramp to South Azusa Avenue is adjacent to the north (with the main freeway located north of the ramp). 2.3 EXISTING NOISE LEVELS A daytime exterior ambient noise measurement was conducted on Thursday, January 28, 2016. The noise measurement was 15 minutes in duration, with a summary of the measurement provided below in Table 1: HELIX Envirmmentel Riming Noise Impact Analysis for Tacos El Gavilan 7EG-01 I February 18, 2016 3 Table 1 EXTERIOR AMBIENT NOISE MEASUREMENT DATA Date: Thursday, January 28, 2016 Conditions: Clear, sunny, no clouds, no measurable breeze, moderate- dry humidity, temperature 68 °F Time: 1:10 p.m. — 1:25 p.m. (15 minutes) Location: Near an existing 6 -foot wall along the residential property lines, directly west of the proposed drive -through speaker Measured Noise Level: 59.1 dBA LEQ 2.4 FUTURE NOISE ENVIRONMENT SOURCES The surrounding residential and commercial areas are fully developed. There are no anticipated changes in ambient traffic noise in this area due to new residential or other development. 3.0 STUDY METHODS, EQUIPMENT, AND PROCEDURES 3.1 EQUIPMENT AND PROCEDURES On-site noise levels were recorded using a sound level meter conforming to the American National Standards Institute (ANSI) specifications for sound level meters, ANSI SI.4-1983 (R2001). The meter was field-calibrated immediately prior to the noise measurement to ensure accuracy, with all instruments maintained with National Bureau of Standards traceable calibration, per the manufacturers' standards. Measurements were conducted in conformance with applicable requirements of ANSI S12-1994, as reaffirmed by ANSI on June 23, 2004. 3.2 NOISE MODELING SOFTWARE Modeling of the non-traffic outdoor noise environment was accomplished using Computer-Aided Noise Abatement (CADNA) Version 4.5. This model predicts noise impacts in a wide variety of conditions, and assists in the calculation, presentation, assessment, and mitigation of noise exposure. CADNA also allows for consideration of effects from a number of variables, including noise source, intervening structures, and topography, in estimating sound levels at a particular location. 3.3 SITE SPECIFIC FEATURES Existing and proposed features at the Project site that were included in the CADNA noise model are listed in Table 2. These are considered to be the only on-site permanent features that would affect the noise propagation of the proposed noise sources to the adjacent property lines. HELIX EroMminernai Planning Noise Impact Analysis for Tacos El Gadan / TEG-01 /February 18, 2816 4 Table 2 SUMMARY OF SITE FEATURES INCLUDED IN THE CADNA EXTERIOR MODEL Proposed Tacos El Gavilan building 25 feet Property Line CMU Wall 6 feet varies from approximately Ground level elevation 447 feet to 453 feet above mean sea level 3.4 PROPERTY LINE DISTANCES The closest residential structure is approximately 160 feet from the speaker, 50 feet from the speaker to the edge of the drive through, 50 feet from the edge of the drive-through to the wall, and 60 feet from the wall to the structure. The speaker would be located approximately 3 feet above the ground. 4.0 OPERATIONAL NOISE IMPACTS 4.1 SIGNIFICANCE THRESHOLDS As described in Sections 1.2, the City provides specific ordinances with regards to drive-through speaker noise, with two separate sections: (a) and (b). Section (a) describes a series of 3 conditions for the drive-through planning (two are addressed in this report), including the following: (1) the first condition requires a 50-foot separation between the drive-through and adjacent residential properties, with this condition met through Project design as shown on the site plans; and (2) the second condition requires either a 10-foot-wide landscape buffer or a 6-foot-high noise control fence, with this condition fulfilled by the existing 6-foot CMU wall. Based on the described considerations, two of the three applicable conditions are met for Section (a), which would meet the associated requirement that "...one or more..." of the 3 conditions are implemented to provide separation, as outlined above in Section 1.5. Section (b) requires implementation of "...one or more..." of eight identified conditions to ensure that that the proposed speaker does not increase the ambient noise at the residential receiver location by more than 5 dBA, which is the focus of the following analysis. 4.2 AMBIENT NOISE CONDITIONS The calculated noise planning levels for evening and nighttime hourly average noise levels are shown in Table 3, with the associated calculation methodology (adjusted for freeway traffic patterns) provided in Appendix B. HELIX Envirweevis)Flmolne Noise Impact Analysis for Tacos El Gavilan / TEG-01 / February 18, 2016 Table 3 NOISE PLANNING LEVELS Time Traffic dBA LEO Time Traffic dBA LEQ 12:00 a.m. 0.6% 50.6 12:00 p.m. 5.8% 59.0 1:00 a.m. 0.8% 49.1 1:00 p.m. 6.0% 59.1 2:00 a.m. 0.6% 49.5 2:00 p.m. 6.2% 59.2 3:00 a.m. 0.7% 49.9 3:00 p.m. 6.8% 59.6 4:00 a.m. 0.7% 53.9 4:00 p.m. 7.2% 59.9 5:00 a.m. 1.8% 56.8 5:00 p.m. 7.6% 60.1 6:00 a.m. 3.5% 58.2 6:00 p.m. 5.8% 59.0 7:00 a.m. 4.8% 59.6 7:00 p.m. 4.0% 57.3 8:00 a.m. 6.8% 59.1 8:00 p.m. 3.3% 56.5 9:00 a.m. 6.1% 58.4 9:00 p.m. 2.7% 55.6 10:00 a.m. 5.1% 58.3 10:00 p.m. 2.1% 54.6 11:00 a.m. 5.0% 58.5 11:00 p.m. 1.5% 52.9 Based on the data in Table 3, the evening (between 7 p.m. and 9 p.m.) average noise level is 56.1 dBA LEQ, and the nighttime (10 p.m. through 6 a.m.) average level is 50.9 dBA LEQ with a quietest hour at 2 a.m. of 49.5 dBA LEQ. As a result, 51.0 dBA (50.9 dBA roundoff) is considered a reasonable exterior planning noise level for the residential units and is used in the following analysis. 4.3 PROJECT-RELATED NOISE SOURCE The focus of the analysis in this report is the proposed drive-thru order speaker system. To establish a reference noise level that would be expected from the proposed speaker system, an unannounced measurement was made at a similar style restaurant located in the City of Lemon Grove. To take the measurement, the sound level meter was set to take data samples at 1-octave band with 20-milisecond intervals, and held just outside the car window while an order was placed. The measurement was made during the busy noon-hour time period. The sound level meter was between 4 and 5 feet from the speaker at an approximate 4-foot elevation during the measurement. The actual order period was approximately 20 seconds in duration, which is considered slightly shorter than average. Traffic through the drive-thru lane was observed to be approximately one car every one-and-a-half minutes. HELIX FIIIMVAinsotai naming Noise Impact Analysis for Tacos El G81/11811/ TEG-01 IFebruary 18, 2016 4.4 PROJECT NOISE CONTROL DESIGN FEATURES No new project features are included in the analysis and only the existing 6-foot CMU wall is used in calculating the noise contours. Note the planning requirement is for a maximum change from ambient of 5 dBA. Because the residence is impacted by freeway noise, which may or may not be significantly controlled by the wall, the wall is not directly considered in the allowed 5 dBA noise change that is presented on the drive-through restaurant side of the wall. The noise contours present the noise from the drive-through speakers behind the wall for confirmation of the presence of the wall only. 4.5 CALCULATED NOISE IMPACTS Two sets of noise calculations and noise contours are provided in this plan. The first set is a simplified impact calculation with the speaker as a free floating point in space radiating noise equally in all direction. The second is a more complex calculation where the speaker is a true directional source radiating from the front of a post with noise reflections off the post and the auto in the driveway in front of the post with three calculated reflections. This tends to generate a more accurate impact profile with a clear beam of noise emanating towards the southwest, and results in slightly higher noise levels at the closest residence (although still in compliance with the described City standards). Please see Figure 4, Noise Contours as a Point Source, and Figure 5, Noise Contours with Speaker Post and Automobile, which show the reflected noise between the speaker post and automobile). Table 5 provides the expected noise levels from the speaker system at the three receptor locations based on the measurement taken at a similar in style currently operating restaurant with a speaker system. Table 5 PROJECT CALCULATED SPEAKER NOISE LOCATION SHORT-TERM NOISE* Point in Space Directional Speaker With Reflections R1 Northwest Residence 45.7 dBA 41.4 dBA R2 Directly West Residence 46.3 dBA 39.4 dBA R3 Southwest Residence 44.5 dBA 48.0 dBA *For the duration of the order entry, typically 20 to 50 seconds. HELIX Emirriornow PlannOg Noise Impact Analysis for Tacos El Gavilan / TEG-01 /February 18,2016 8 Receivers and Noise Contours - No Reflection TACOS EL GAVILAN HELIX A? 75 Feet Environmental Planning Figure 4 Receivers and Noise Contours with Reflection TACOS EL GAVILAN HELIX A0, 75 Feet Environmental Planning Figure 5 6.0 QUALIFICATIONS Mr. Terry is a senior acoustical consultant for HELIX Environmental Planning, Inc. with nearly 30 years of experience in engineering and mechanical systems. His specialized experience in acoustical and mechanical engineering includes evaluating noise from sources including engines, compressors, generators, chillers, pump stations, turbines, presses, manufacturing equipment, and air handling systems, as well as providing recommendations for (including design elements) for noise control solutions to achieve satisfactory noise levels. Many of his assignments are power plant or public utility projects involving evaluation and control of noise from mechanical equipment. Mr. Terry's responsibilities include research, computer modeling, analysis, and noise monitoring. Other projects have focused on noise control within industrial, commercial, or residential projects, and have ranged from equipment noise reduction to building modification or design enhancement. Mr. Terry's duties include report preparation and review, noise control design, and testing of prototype solutions, project management, and client support. He has served as an Industry Expert in General Acoustics, Nuisance Noise and Vibration Control, and Building Construction Practices at numerous public hearings and workshops, including Planning Commissions, City Councils, and Boards of Supervisors. He has provided court testimony and depositions on many cases in litigation involving these same topics as well. Clients have included engineers and architects for various utilities, manufacturers, and water and sewer districts, including Pacific Bell, San Diego Gas & Electric, PG&E Dispersed Generating Systems, Callaway Golf, Verizon, Cingular, Nextel, SBC, AT&T, Sprint, several water districts, and a number of large law firms. Affiliations Acoustical Society of America Institute for Noise Control Engineering California Association of Environmental Professionals San Diego Forensic Consultants Association Education B.S., Mechanical Engineering, San Diego State University HELIX Enftanm.40 Maiming Noise impact Analysis for Tacos El Gavilan / TEG-01 /February 18, 2015 10 7.0 CERTIFICATION This report is based on the related Project information received and measured noise levels, and represents a true and factual analysis of the acoustical impact issues associated with the proposed Tacos El Gavilan Drive-Through Restaurant to be located at 101 S. Azusa Avenue, West Covina, California. This report was prepared by Charles Terry. February 18 2016 Charles Terry Date HELIX ERWAMITteinai POMO Noise Impact Analysis for Tacos El Gavilan / TEG-01 /February 18, 2016 11 THIS PAGE INTENTIONALLY LEFT BLANK HELIX Eindronmente# Planning Noise impact Analysis for Tacos El Gavilan TEG-01 /February 18, 2016 12 Appendix A FULL SITE PLANS OR' ANL azi-cal-oos GYM AIM IDiattO ARIL S177-077-47 0100t NAN41 UMW I Apx zun-o07-60 OMER 714175 5 ilOTE )071071)) C ACHE OIVIR 1, 5 ..0,1/115 IFIPAGIA 1)11201.7 )4ILPIi.7. _ 1.01R,14.4 /IOC 35.02.E.P3NOV AP.7 wn-ow-ow mot LIIRA C )J.610 GNAW - ARCHITECT WARE MALCOMB CI MU Fa= TENANT TACOS EL GAVILAN rretelll PM, MED .11nIX10 4161,14. 1.4 SITE / BUILDING INFORMATION Nieuraaa SITE AREA. DYE, AC 03,Auo 5E1 BUILDING AREA: 4,473 3e SF (GROSS) LANDSCAPE: 8,531.55 SF 125%) FAR: 0.13 PARKING REQUIRED; 1/3.5 FIXED SEATS 126/3.5 36 STALLS REQUIRED PARKING PROVIDED: STANTARD. 42 STALLS COMPACT: CI STALLS ADA: 2 STAI I S. TOTAL PARHINO PROVIDED: 44 STALLS PARCEL 2 Nowa...row-on (N.V.EFLOSARON A-2 v-S CRC 2013 ONE-STORY 25 FEET 126 BUILDING INFORMATION OCCUPANCY TYPE CONSIROCDON TYPE: BUILDING CODE-IN-EFFECT: NO. Of STORY: MAXIMUM BUILDING HEIGHT FIXED SEATS PROPOSED TACOS EL GAVILAN ± 4,473.38 SF SHEET INDEX ARIBA AVENUE L_L_I Proposed Sitt Plan TACOS EL GAVILAN WARE MALCOMB TIMM el Grollan -West Covina 101 South Azusa Ave, West €22150, CA 917-11 IEEf A1.1 3 TACOS EL GAVILAN Proposed Floor Plan Tacos II Canals Watt Cooling WARE MALCOMB 500.11 AXLiSa Ave, Wes Covina, CA O17O1 nor 3411/119 g/Kv/111L_Xkr! NIIDIT PrE9 Irm Ilress r MB FkJ no min WIKM •nn !MK/ purr, r ups,. 1.4.9 7-`21,7-"iv .01111 MED ICH - MAN NAPIX MIR 01* mums - TACOS EL GAVILAN Proposed North & East Exterior Elevations Tams el Wahl.- West Carl. ICI South Arose Ave, Week Covina, CA 91791 WARE MALCOMB SHEE, U.1,41.5 AC1 , SKEWED - EXTERIOR ELEVATION 0 , NORTH EXTERIOR ELEVATM1 0 10. Pak EAST EXTERIOR ELEVATION © frALB Ifir•f-P SOUTH EXTERIOR ELEVATION p . pp. 0 74,;:..—\ ...,..,--- (7) . Ii Ira 1513 '711: .1'... , , ' 1".. / . , , , ,f 151115111511E1 ',..i: / .1 I1 1 WEST EXTERIOR ELEVATION 0 3 e. t,.,47• TACOS EL GAV1LAN Proposed South and West Exterior EievatIons • .,„ Tacee.1Coollon - Mat WA. WARE MAL,COMB SHEET SOL101 Azusa Ave, Wes; Covina, CO ,•)1791 A4.2 Appendix B METHODOLOGY FOR CALCULATING TYPICAL HOURLY TRAFFIC NOISE LEVELS Appendix B METHODOLOGY FOR CALCULATING TYPICAL HOURLY TRAFFIC NOISE LEVELS Normal weekday roadway traffic follows a typical distribution pattern as a percentage of the overall traffic. This observation and typical distribution pattern was noted in the City of San Diego (and other metropolitan areas) originally in a report prepared by Wyle Laboratories, "Development of Ground Transportation Systems Noise Contours for the San Diego Region" (December 1973). Similar traffic distribution patterns were noted in a study prepared by Ogden International, "Road Travel Survey" (1986). This study provided the table of hourly traffic information presented below based on Caltrans freeway hourly traffic count data (Appendix C, Table 1). Appendix C, Table 1 SAN DIEGO REGION FREEWAY TRAFFIC INFORMATION Hour Percent 12:00 AM tol :00 AM 0.8% 1:00 AM to 2:00 AM 0.6% 2:00 AM to 3:00 AM 0.7% 3:00 AM to 4:00 AM 0.7% 4:00 AM to 5:00 AM 1.8% 5:00 AM to 6:00 AM 3.5% 6:00 AM to 7:00 AM 4.8% 7:00 AM to 8:00 AM 6.8% 8:00 AM to 9:00 AM 6.1% 9:00 AM to 10:00 AM 5.1% 10:00 AM to 11:00 AM 5.0% 11:00 AM to 12:00 PM 5.2% 12:00 PM to 1:00 PM 5.8% 1:00 PM to 2:00 PM 6.0% 2:00 PM to 3:00 PM 6.2% 3:00 PM to 4:00 PM 6.8% 4:00 PM to 5:00 PM 7.2% 5:00 PM to 6:00 PM 7.6% B-1 Appendix C, Table 1 (cont.) SAN DIEGO REGION FREEWAY TRAFFIC INFORMATION Hour Percent 6:00 PM to 7:00 PM 5.8% 7:00 PM to 8:00 PM 4.0% 8:00 PM to 9:00 PM 3.3% 9:00 PM to 10:00 PM 2.7% 10:00 PM to 11:00 PM 2.1% 11:00 PM to 12:00 AM 1.5% Using the above hourly traffic count, any hourly traffic noise level can be used to calculate the approximate noise level at the same location for any other hour. These traffic distribution numbers generally apply to freeways; however, some level of caution must be applied to freeway traffic because of both commuter and truck traffic time-shifting their normal times to avoid congestion. The accuracy of this methodology can and has been repeatedly tested by using a traffic noise measurement and creating a Traffic Noise Model (TNM) of the roadway using the traffic counts for that hour. When the results from the measurement are compared with a modeled result using the hourly percentage of the current average daily trip (ADT) from any published roadway traffic counts, the values will normally agree within approximately one dBA. B-2 AGENDA ITEM NO. 3 DATE: June 14 2016 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 15-45 CATEGORICAL EXEMPTION APPLICANT: Dan Marzigliano on behalf of RePLANET LOCATION: 2630 E. Workman Avenue (Eastland Shopping Center) I. SUMMARY The applicant is requesting an administrative use permit for a new 496-square foot small collections recycling center in the parking lot at the abovementioned address. E Workman Ave E Workman Ave sets Proposed Facility 1-1 z E Eastland Center Dr SUBJECT PROPERTY , ..--- -, LA „---- e N 2 E Eastland Center Dr 4-. c..3 , II , z ME Staff recommends that the Planning Commission adopt a resolution approving Administrative Use Permit No. 15-45. ZACase Files\AUP 12015\15-45 2630 E Workman (Recycling Facility)\StaffReport.doc Administrative Use Permit No. 15-45 2630 E. Workman Avenue June 14, 2016- Page 2 IL BACKGROUND ITEM DESCRIPTION ZONING AND Zoning: "Regional Commercial" (R-C), Regional Commercial GENERAL PLAN SURROUNDING North: Single-Family Residences (City of Covina) LAND USES East: "Regional Commercial" (R-C); Eastland Shopping Center AND ZONING South: "Regional Commercial" (R-C); Eastland Shopping Center West: "Service Commercial" (S-C); Retail Center CURRENT Eastland Shopping Center DEVELOPMENT LEGAL NOTICE Notices of Public Hearing have been mailed to 299 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 facility has met all of the development standards required for small collections recycling facilities. III. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting an AUP to allow for a new 496-square foot small collections recycling facility. The facility will be a "bulk reverse vending machine" and will include two fully-enclosed storage roll-off bins inside a building facade, with two Reverse Vending Machines in the parking lot on the north side of Eastland Center, adjacent to Workman Avenue. Customers would be able to give materials to the attendant, or use the automated reverse vending machines to deposit accepted recyclables and receive credit slip for their items, redeemable at the grocery store cash register or customer service desk. 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 5:00 PM. The facility will have one attendant on the site during all hours of operation. The applicant has indicated the collection bins are emptied weekly at minimum. The recycling facility would also be power washed twice a month, and trained supervisors would visit the center weekly. The recycling facility would be located in the rear parking lot of the existing Albertsons, (within the Eastland Center) and would occupy three parking spaces for the facility, one space ZACase Files\AUP12015115-45 2630 E Workman (Recycling Facility)\Staff Reportdoc Administrative Use Permit No. 15-45 2630 E. Workman Avenue June 14, 2016- Page 3 for customer queuing, and one parking space for the attendant. Under the Municipal Code, a reduction in parking spaces is permitted provided a surplus of parking exists at the site. The uses at the site require a total of 3,258 parking spaces; 3,690 parking spaces are provided. Shopping centers with 300 or more parking spaces are allowed to reduce parking by 5 spaces for a small collections recycling facility, provided a parking study indicates that existing parking capacity is not already fully utilized during the time the recycling facility is in operation. The shopping center has a parking surplus of 432 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 April 18, 2016, staff received a letter from Rex Young, a resident at 337 East Workman Avenue. Mr. Young also met with staff and requested a public hearing due to concerns that the proposed recycling facility could generate harsh smalls and additional trash in the area. Staff has included conditions of approval to mitigate these concerns, including requiring the facility attendant to have a supply of water to dilute any residual fluids, and requiring a daily patrol to ensure cleanliness and security. Staff was also contacted on April 14 th by Nicole Mulloy and Jerry M. Cyncynatus, representatives of DDR Corp., the property owner of Eastland Center. Ms. Mulloy and Mr. Cyncynatus requested the project be held until DDR was able to review the proposal. Upon review of the plans, Mr. Cycnynatus indicated in a follow-up letter on June 7 th that DDR Corp. rescinded its objections to the proposed recycling center with the following conditions: that the proposed project adhere strictly to the submitted plans, and that the recycling center not impede ingress and egress by tenant delivery vehicles and emergency response vehicles. Staff has included conditions of approval to meet these requirements. 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 642,194-square foot shopping center. (h) 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. Z:\Case Fi1es\AUP\2015 15-45 2630 E Workman (Recycling Facility)\StaffReport.doc Administrative Use Permit No. 15-45 2630 E. Workman Avenue June 14, 2016- Page 4 The proposed recycling facility would be 496 square feet in size and will not create a parking deficit. The existing parking surplus allows for a reduction of a maximum of five parking spaces. The proposed recycling center would utilize a total of five parking spaces: three for the reverse vending machine, one for customer queueing, 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 50 feet away from the nearest right-of-way line (on Workman Avenue). The proposed recycling facility would operate on a total of five parking spaces and would not obstruct pedestrian or vehicular circulation. The reverse vending machine would front Workman Avenue. Staff has included a condition of approval prohibiting customer queueing in the drive aisle. (d) No power-driven processing equipment except for reverse vending machines shall be employed. The proposed facility is a reverse vending machine 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 weekly, or 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. 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. Z:\Case Files\AUP12015115-45 2630 E Workman (Recycling Facility)\StaffReport.doc Administrative Use Permit No. 15-45 2630 E. Workman Avenue June 14, 2016- Page 5 (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. 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 for residential use. The proposed recycling facility would be located approximately 336 feet away from the nearest residentially-zoned property. q) Attended facilities shall operate only during the hours between 8:00 am. 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 6:00 PM. (k) Containers shall be clearly marked to identfy the type of material which may be deposited; the facility shall be clearly marked to identibi 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 storefront signage including the name of the center, safety signs, instructions, and hours. Staff has included a condition of approval requiring the posting of the telephone number of the facility, the types of materials accepted, and 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. ZACase Files\AUP12015115-45 2630 E Workman (Recycling Facility)1Stafr Report.doc Administrative Use Permit No. 15-45 2630 E. Workman Avenue June 14, 2016- Page 6 (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, if 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. 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: The facility is located in a convenience zone or a potential convenience zone as designated by the California Department of Conservation. 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 five parking stalls are permitted to be dedicated to the recycling center due to a surplus of 432 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. Z:\Case Files\AUP\2015 11545 2630 E Workman (Recycling Facility)1Staff Report.doc 2630 E. Workman Avenue June 14, 2016- Page 7 Staff has not determined the proposed facility should be screened. The recycling facility is located in the rear parking lot of a grocery store and is partially screened by trees. Additionally, the roll-off bins would be positioned inside of a building façade. 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 Eastland Shopping Center, which includes the 53,329-square foot Albertson's grocery store. 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 336 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 642,194-square foot shopping center. The proposed recycling center would occupy five parking stalls: three spaces for the building structure, one space for customer queueing, and one parking space for the facility attendant. The recycling center's use of the five parking stalls would not create a parking deficit or interfere with any other use on the site. The recycling center is permitted to use a total of five parking spaces. ZACase Files\AUP12015115-45 2630 E Workman (Recycling Facility)\StaffReport.doc Administrative Use Permit No. 15-45 2630 E. Workman Avenue June 14, 2016- Page 8 (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. (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, 496-square foot recycling center located in the Eastland Shopping Center. The recycling center would utilize five parking stalls. The recycling center would operate as a reverse vending machine facility, offering a posted rate of exchange for accepted items. The proposed recycling center meets all development standards. Although nearby a property owner has expressed concerns regarding the proposed recycling center, staff has included conditions of approval on potential negative impacts, including conditions on noise, maintenance, hours of operation, and cleanliness of the site. ZACase Files1AUP12015115-45 2630 E Workman (Recycling Facility)\StaffReport.doc Administrative Use Permit No. 15-45 2630 E. Workman Avenue June 14, 2016- Page 9 VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Administrative Use Permit No. 15-45. Alternatively, the Planning Commission could continue the item with direction to the applicant to revise the proposal, or continue the item to allow staff to prepare a resolution of denial. / - Veronica Hernan Alb Assistant Planner REVIEWED AND APPROVED: 41 — Jeff A ."'son, AICP Pl. ri ing Director Attachments: Attachment 1 – Administrative Use Permit Resolution for Approval Attachment 2– Request for Public Hearing from Rex Young Attachment 3 – Request for Delay of Approval from DDR Corp. Attachment 4– Rescindment of Request for Delay of Approval from DDR Corp. Attachment 5 – Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\AUP 12015115-45 2630 E Workman (Recycling Facility)\Staff Report.doc 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. 15-45 ADMINISTRATIVE USE PERMIT NO. 15-45 CATEGORICAL EXEMPTION APPLICANT: Dan Marzigliano on behalf of RePLANET LOCATION: 2630 E. Workman 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 8451-012-040, 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 14 th day of June, 2016, conduct duly advertised public hearings to consider the subject application for an administrative use permit; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 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 "R-C" (Regional Commercial) Zone. 2. The applicant is proposing to construct a 496-square foot small collections recycling facility located in a 642,194-square foot shopping center. 3. Appropriate findings for approval of an administrative use permit for a small collections recycling facility: ZACase FileslAUP12015115-45 2630 £ Workman (Recycling Facility)'AUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-45 June 14, 2016— Page 2 a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. 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. 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: 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 336 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. The proposed recycling center would be located in a 642,194-square foot shopping center. The proposed recycling center would occupy five parking stalls: three spaces for the building structure, one space for customer queueing, and one parking space for the facility attendant. The recycling center's use of the five parking stalls would not create a parking deficit or interfere with any other use on the site. The recycling center is permitted to use a total of five parking spaces. ZACase FileslAUP12015115-45 2630 E Workman (Recycling Facility)\AUP Reso.doc Planning Commission Resolution No. 1 Administrative Use Permit No. 15-45 June 14, 2016— Page 3 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. 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. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 15-45 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. 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. 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. That the approval of the administrative use permit is subject to the following conditions: Comply with plans reviewed by the Planning Commission on June 14, 2016. The recycling center shall not be expanded or relocated without approval of an additional administrative use permit. That the project comply with all requirements of the "Regional Commercial" (R-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. This approval is for a reverse vending machine small collections recycling center. The structure shall be 496 square feet in size, with a length of 25 feet, a width of 18 feet, and a ZACase FileslAUP120151 15-45 2630 E Workman (Recycling Facility)\AUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-45 June 14, 2016 — Page 4 height of 11 feet, 8 inches. The structure shall contain two roll-off containers at a size of 17 feet in length by 8 feet, six inches in width. 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. 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. h. 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 five 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 parking stall is permitted for the facility attendant. A maximum of five parking stalls total may be utilized for the entire operation. 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. k. 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. 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. m. The facility shall operate Monday through Friday from 9:00 AM to 5:00 PM and Saturdays and Sundays from 10:00 AM to 6:00 PM. n. The facility attendant shall wear a uniform during all times of operation. o. The site shall be patrolled once per day to ensure cleanliness and security. ZACase Files\AUP12015115-45 2630 E Workman (Recycling Facility)1AUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 1545 June 14, 2016 — Page 5 p. 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. 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. No power-driven processing equipment shall be employed. 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. 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. u. The facility shall not impair the landscaping required for any concurrent use. If the permit expires without renewal, the recycling facility shall be removed from the site on the day following permit expiration. w. 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. x. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. 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. z. 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. aa. The applicant shall sign an affidavit accepting all conditions of this approval. bb. 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. cc. 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. Building design shall comply with the 2013 California Building Code (CBC) ZACase Files\AUP12015115-45 2630 E Workman (Recycling Facility)IAUP Reso.doc Planning Commission Resolution No. 16- Administrative Use Permit No. 15-45 June 14, 2016 — Page 6 3. Separate application(s), plan check(s), and permit(s) is/are required for: a) Electrical 4. Complete architectural plans will be required. Submit design for review at formal plans review. 5. Complete structural plans with calculations will be required, Submit design for review at formal plans review. 6. Compliance with the State of California Accessibility regulations is required, including: a) Accessible path of travel from public way. b) Accessibly clear floor space in front of operable mechanism of the center. c) Accessible parking: i. Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for van space and 5 feet wide for regular accessible spaces. d) Accessible reach ranges to machines and their operable mechanisms and dispensers. 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 14th day of June, 2016, by the following vote: AYES: NOES: ABSENT: DATE: June 14, 2016 EXPIRATION DATE: June 14, 2017 If not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\AUP\20I 5 115-45 200 E Workman (Recycling Facility)\AUP Reso.doc Apr 18 1607:49a RexYoung 9095956888 ATTACHMENT NO. To: Planning Department Veronica Hernandez ax: (626)939-8667 APR 1 8 2B16 PLR littfiridG From: Rex Rex Young (909)538-9103 ryrph@yahoo.com Apr 18 1607:49a RaxYoung 9095956888 p.2 4/17/2016 Subject: Letter for West Covina Recycling Center Date: Saturday, April 16, 2016 10:49 AM To Whom It May Concern: My name is Rex Young. I am the homeowner of 337 East Workman Avenue, a residence directly across the street from the proposed recycling center in question. I have been a resident of the West Covina area for more than 20 years and have serious concern regarding the placement of the recycling center. Specifically, I am concerned about the harsh smells and additional trash that will be generated from the presence of the recycling center_ There are several homes, including my own, which will be directly affected by the proposal. As such, I strongly object to to this proposal and would ask that the review board deny the proposal.. Sincerely, Rex Young ivetivtb 4PR 1 8 2016 PLAAININGOEpr Jerry M. Cyricynatus Associate General Counsel ATTACHMENT NO. 3 RECEIVED APR 2 5 2-13 16 April 14, 2016 PLANNING DEPT. Via USPS Certified Mail and email: Veronica.Hernandez@westcovina.org West Covina Planning Department P.O. Box 1440 West Covina, CA 91793 Attn: Veronica Hernandez RE: Administrative Use Permit No. 15-45; Categorical Exemption; Applicant Dan Marzigliano on behalf of rePLANET; 2630 E. Workman Avenue Dear Ms. Hernandez, This correspondence acknowledges receipt by BRE DDR BR Eastland CA LLC ("Owner"), a subsidiary of DDR Corp. ("DDR"), of the Public Notice of Administrative Use Permit No. 15-45, which concerns the application submitted by Dan Marzigliano on behalf of rePLANET (Applicant") to construct a new collections recycling building in the parking lot of 2630 E. Workman Avenue. Owner is the fee owner of this property and the landlord of Albertson's LLC, who subleases a portion of its parking lot to the Applicant. DDR is the managing agent and property manager for Owner. The property is part of a larger tract of land which has been developed as a shopping center commonly known as Eastland Center. The Albertson's lease contains certain restrictions with regard to the placement of these improvements in the common areas of the property DDR, on behalf of Owner, objects to the Applicant's requested improvements at this time as the Applicant has not provided detailed plans and specifications for its improved improvements or a site plan depicting the approximate location of the proposed improvements. The location and scope of the improvements need to be reviewed to determine compliance with the Albertson's lease requirements. In addition, Eastland Center is subject to recorded property agreements that must be reviewed for compliance as well. In light of these concerns, DDR respectfully request that the Administrative Use Permit No. 15- 45 be denied until DDR has the opportunity to review the proposed improvements to confirm compliance with the lease and other property documents. ddr...,„, listed N Think Retai I. CreateValue. 3300 Enterprise Parkway • Beachwood • Ohio • 44122 p. 216.755.5645 • jcyncynatus@ddr.com • www.ddr.com Please feel free to contact me with any questions or concerns. 4:5u Very t ly yours, 014,77/ ce,fris-4/) A, Jerry M. Cyncynatus Associate General Counsel — Real Estate Leasing cc: Sasha Shepard Morgan Erickson Jeff Martin Taylor Alvey Patrick Brady Roxanne Margolin ThinkRetail. CreateVai ue. 3300 Enterprise Parkway • Beachwood • Ohio • 44122 p. 216.755.5645 • jcyncynatus@ddr.corn • www.ddr.con Istd NYSE ticir ATTACHMENT NO. Jerry M. Cyncynatus Associate General Counsel June 7, 2016 Via email only: Veronica.Hernandez@westcovina.org West Covina Planning Department P.O. Box 1440 West Covina, CA 91793 Attn: Veronica Hernandez RE: Administrative Use Permit No. 15-45; Categorical Exemption; Applicant: Dan Marzigliano on behalf of rePLANET; 2630 E. Workman Avenue Dear Ms. Hernandez, I am sending this correspondence at your request on behalf of BRE DDR BR Eastland CA LLC ("Owner"), a subsidiary of DDR Corp. ("DDR"), the fee owner of Eastland Shopping Center ("Shopping Center"). Owner leases a portion of the Shopping Center to Albertson's, LLC who, in turn, subleases a portion of its leased premises ("Subleased Area") to the Applicant. Owner has previously objected to the above referenced application to construct a new collections recycling building in the Subleased Area, specifically, as it relates to the location of the proposed building improvements and parking. Owner was concerned that the proposed building would impede tenant delivery vehicles from navigating their delivery routes as well as emergency response vehicles being able to access all areas of the Shopping Center as and when needed. Subsequent to filing its objection, Owner has received and reviewed the proposed undated plans submitted by Dan Marzigliano and Permit Advisor (copy attached). Provided that the Applicant's proposed building improvements are constructed in strict accordance with the attached plans, and provided that the new building will not in any way impede ingress and egress by tenant delivery vehicles and emergency response vehicles through the common areas of the Shopping Center, Owner/DDR hereby rescinds its objection to the Applicant's proposed improvements. Please feel free to contact me with any questions or concerns. Very truly yours, Opp /.,efreehogf-i/Zet_ Jerry M. Cyncynatus Associate General Counsel — Real Estate Leasing ThinkRetailicreateValue. cidr 3300 E—e or se Parkway • Beachwood • o • 44122 :'stedNYSE p 216 7:: 5 5645 • cyncynalust§Oduorr • WNW dcir corn AGENDA ITEM NO. 4 DATE: June 14, 2016 PLANNING DEPARTMENT STAFF REPORT CONDITIONAL USE PERMIT NO. 16-04 ADMINISTRATIVE USE PERMIT NO. 15-42 SUBCOMMITTEE FOR DESIGN REVIEW NO. 15-55 CATEGORICAL EXEMPTION APPLICANT: Dan Li LOCATION: 1439 S. Montezuma Way I. SUMMARY The applicant is requesting a conditional use permit and an administrative use permit to remodel an existing 3,697-square foot two-story house (including a 552-square foot two-car garage) to include a 318-square foot first floor garage addition, a 1,399-square foot second floor addition, and a 330-square foot front balcony. The house with the proposed additions would total 5,414 square feet including the 870-square foot garage. nease Files\CUP12016116-04 1439 S. Montezuma Way Large HomelStaffReport.doe Conditional Use Perrnit No. 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14, 2016- Page 2 Staff recommends that the Planning Commission choose one of the following options: a) Adopt a resolution approving Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42, and Subcommittee for Design Review No. 15-55. b) Continue this item with direction to the applicant to modify the design of the addition to minimize the impacts related to size and scale of the residence. c) Deny Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42, and Subcommittee for Design Review No. 15-55. II. BACKGROUND RIPTION ZONING AND GENERAL PLAN CURRENT DEVELOPMENT LEGAL NOTICE Zoning: "Single Family Residential" (R-1), Area District IV Residential Low (1.1-2,0 d.u./acre) North: San Bernardino Freeway East: "Single Family Residential" (R-1); single-family residences South: "Single Family Residential" (R-1); single-family residences West: "Single Family Residential" (R-1); single-family residences Single-family residence Notices of Public Hearing have been mailed to 64 owners an occupants of properties located within 300 feet of the subject site. III. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting a CUP and an AUP to allow the remodel of an existing 3,697- square foot home (including a 552-square foot attached two-car garage) for an addition to the first and new second story. The subject property is 16,385 square feet. The house with the proposed addition will be 5,414 square feet, including an 870-square foot three-car garage. The subject property is located in the "Single Family Residential" (R-1), Area District IV. The house requires a Conditional Use Permit for a Large Home, and an Administrative Use Permit for a second-story addition, large addition, and balcony over 200 square feet. The subject property is located on the southeast corner of S. Montezuma Way and S. Fairway Knolls Rd. The neighborhood is comprised primarily of two-story homes in a hilly area. The proposed addition is in compliance with all zoning requirements. The front setback of the proposed residence would range between 30 feet and 43.5 feet for the first floor, and range between 46 feet and 59 feet for the second floor. The north side setback would range between 54 feet, and 68 feet for the first and second floor. The south side setback would be 17 feet, 9 inches for the first floor and a range between 22 feet, and 35 feet for the second floor. The rear setback would be maintained at 28 feet for the first and second floor. The house is proposed to be 25 feet in height. ZACase Files\CUP120I 6\16-04 1439 Montezuma Way Large HornelStaff Report.doc Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14,2016- Page 3 The existing house was built in 1969. The house currently has four bedrooms and three bathrooms. The proposed house would maintain the existing four bedrooms and 3 bathrooms on the first floor. The proposed second story addition includes three bedrooms, two bathrooms, a hall, and study on the second floor. The applicant is proposing a total of seven bedrooms. The proposed number of bedrooms is two bedrooms more than the largest houses surveyed in the neighborhood. The City's Municipal Code requires a three-car garage based on the number of bedrooms. The existing house currently features a two-car garage; the proposal includes a 318- square foot addition to the existing two-car garage. The applicant is proposing to provide a tandem three-car garage. For lots with a lot area less than 20,000 square feet, the maximum allowable unit size is 3,999 square feet or 35 percent of the lot area, whichever is less. The subject property is 16,385 square feet; therefore the maximum allowable unit size for the property is 3,999 square feet. An Administrative Use Permit is required for a Maximum Unit Size Exception (MUSE) when the proposed addition exceeds the maximum allowable unit size. Furthermore, a Conditional Use Permit is required for a Large Home when the proposed addition exceeds the maximum allowable unit size by more than 25 percent (4,999 square feet, in this case). Additionally, an Administrative Use Permit is required for a large addition exceeding 1,250 square feet, for a balcony exceeding 200 square feet in size, and for a two story addition. The proposed home would have a total floor area of 5,414 square feet and requires a CUP for a Large Home. The proposed additions total 1,717 square feet. Therefore, an AUP for a large addition is required. The applicant is also proposing a 330-square foot balcony; an AUP is therefore required for a balcony over 200 square feet in size. Staff Survey of Surrounding Residences Staff review of the neighborhood surrounding the subject property found that the area consists primarily of two-story, single-family houses that were constructed between 1969 and 1977. Staff conducted a survey of 21 homes surrounding the subject property. The houses in the survey are located on Montezuma Way and Fairway Knolls Rd. The surveyed homes consisted of a mixture of one and two-story houses with two and three-car garages. The following chart shows the mean and median lot size, square footage of the homes, number of bedrooms, and floor area ratio of the surveyed homes. The mean is the average of all 21 homes, and the median is the number that falls directly in the middle if listed in numerical order. ZACase Files1CUP12016116-04 1439 S. Montezuma Way Large HomelStaffReport.doe Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14, 2016- Page 4 LOT SIZE FLOOR AREA NUMBER OF BEDROOMS FLOOR AREA RATIO (FAR) MEAN 18,592 sq. ft. 3,259 sq. ft. 4 17.7% MEDIAN 19,403 sq. ft. 3,160 sq. ft. 4 17.1% SUBJECT PROPOSAL 16'385 sq. ft. 5,414 sq. ft. 7 33% The house as proposed would be 1.6 times larger than the average size of the surrounding surveyed homes. The median size of the homes is 3,160 square feet. The house sizes range from 2,354 square feet to 4,688 square feet. The lot sizes of the surveyed homes range from 12,595 square feet to 21,869 square feet, while the lot size of the subject property is 16,385 square feet. Floor area ratios range from 13.1 percent to 25.8 percent. The proposed floor area ratio of the subject property is 33 percent. The house, as proposed, would be 1.6 times larger than the average size of the surrounding surveyed homes of 3,259-square feet. Although, the proposed house would be 1.6 times larger than the average house size, the house would be 1.15 times larger than the largest house size of the surveyed homes of 4,688 square feet. Subcommittee for Design Review The proposed two-story single-family residence requires a Conditional Use Permit for a Large Home and is subject to discretionary review by the Planning Commission. The following is a discussion of Subcommittee Guidelines for second-story additions: 1. Design the two-story house or addition so that all setbacks, including second story, have been met. The proposed two-story single-family residence is in compliance will all applicable setback requirements. 2. In an area that is predominately one story, consider reducing the size of the second story in relation to the ground floor. A smaller second floor will not appear as massive or boxy. The subject property is located in a primarily two story neighborhood. The first floor of the residence will be 4,015 square feet (including the 870-square foot attached three-car garage), while the second floor of the residence will be 1,399 square feet. ZACase Files\CUP12016116-04 1439 S. Montezuma Way Large HomelStaff Report.doc Conditional Use Permit No, 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14, 2016- Page 5 3. New two-story additions can result in privacy impacts to neighboring properties. Consider designing the second story to reduce or eliminate the need for windows on the side elevations. High windows that allow light in but restrict views onto neighboring properties may also reduce privacy impacts. The subject property is in a neighborhood that is primarily two-story houses. These properties are also located in an area that is varied topography and view lots. The applicant is proposing standard windows on the rear and side elevations of the house. Therefore the privacy impacts of the second floor are not as significant in that the lots are view lots and are in an area of varied topography. 4. In an area that is predominately one story, the elements of the house usually emphasize the horizontal. Many modern hvo-story designs emphasize the vertical through two- story porches with tall columns, tall windows, and two-story front elevations with no horizontal breaks. These elements are generally out-of-character with a one-story neighborhood The 1,399-square foot second floor of the proposed single-story residence is distributed over the 4,015-square foot first floor and is horizontally orientated. 5. When adding a second-story elevation in a one-story area, consider providing a significant second-story setback on the front elevation. By setting back the second story from the .first story, the front of the house will fit better in the context of a one-story neighborhood The subject property is in a neighborhood that is primarily two-story houses. The proposed second floor will be consistent with the majority of houses in the vicinity. 6. In an area that is predominately one story, the addition of a second-story balcony, especially in a flatland neighborhood, can have an effect on privacy. In these areas, balconies in rear yards are discouraged The house is located in a two-story neighborhood. The applicant is proposing a 330-square foot balcony along the front of the house. The balcony would be set back 65 feet, from the side property line (S. Montezuma Way). The proposed balcony will not have any negative privacy impacts to adjacent neighbors due to the topography in the area where the house is proposed. When designing a second-story addition, consider that all sides of the second story are visible. Window treatment on second-story windows is encouraged. The applicant has incorporated decorative elements in the proposed two-story single-family residence, including stucco exterior siding, decorative wood trim along windows, decorative wood corbels, a variety of window shapes, wrought iron details, decorative columns, clay details, and wrought iron balconies. Z:lease Files\CUP12016116-04 1439 S. Montezuma Way Large HomelStaff Report.doc Conditional Use Permit No. 16-04, Administrative Use Permit No, 15-42 1439 S. Montezuma Way June 14, 2016- Page 6 The following is a discussion of the applicable Subcommittee Guidelines for single-story additions: Design the front and any other visible elevations especially corner houses with a variety of materials. Most houses have the exterior elevations that are primarily stucco. Providing an alternative material such as stone, wood (or simulated wood product) or brick will provide a more aesthetic elevation. (Where alternative material is at the corner, material should wrap around 24 inches on the side.) The proposed house would include stucco siding, clay tile roof, decorative clay pipe accents, wrought iron details, and wrought iron balconies. These materials will be included along all elevations, and will emphasize an inspired Spanish Mediterranean architecture. 2. Design the house to fit into the architectural context of the surrounding neighborhood The applicant is proposing a Spanish Mediterranean inspired style of architecture. The neighborhood consists primarily of two-story, traditional style houses built in the late 1970s. The proposed house is consistent in bulk and mass with the other homes in the vicinity. Window treatment on windows are encouraged including stucco popouts, wood trim, potshelves, shutters, recessed windows, etc. or provide a variety of window types (bay windows, octagonal windows, other shapes, etc.) Consider painting window treatment in contrasting color to the house. The applicant is proposed decorative wood trim along windows on all elevations, and a mixture of rectangular windows. The trim will be painted in a contrasting color to the house. Staff originally reviewed the house and suggested that the applicant reduce the size of the overall house, reduce the size of the second story in relation to the first story, make design changes for a more cohesive Spanish Mediterranean design (including the use of appropriate alternative materials, varied window shapes, incorporating wrought iron and clay details, etc.). The applicant incorporated wrought iron details, used wrought iron railings on the proposed balconies, provided wood trim along windows, and provided decorative clay and clay details. The applicant is requesting conditional use permit for the house size, administrative use permits for a two-story house and a balcony larger than 200 square feet, and a large addition. Z:\Casc Files1CUP12016116-04 1439 S. Montezuma Way Large HomelStaff Report.doc Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14, 2016- Page 7 IV. FINDINGS Before an application for conditional use permit for a large home and an administrative use permit for a large addition, and second story addition, may be granted, the following findings must be made: 1. The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. The lot and proposed building are consistent with the Residential Low (1.1-2.0 dwelling units per acre) General Plan designation and "Single Family Residential" (R-1) zoning in that it consists of an addition to an existing single-family home. The project meets all applicable requirements of the "Single Family Residential" (R-1) Zone, Area District IV. 2. The development utilizes building materials, color schemes, and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. The proposed remodel of the house utilizes a gable roof design and will feature new clay roof tile on the existing house and proposed addition. The remodel also includes new stucco siding, new windows, wrought iron details and balcony railings on both the existing house and proposed addition. Although the house would be 1.6 times larger than the median house in the neighborhood, it is designed so as to reduce bulkiness and fit into the context of the neighborhood. 3. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. The existing house is accessible from an existing driveway off S. Montezuma Way, and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with setbacks greater than the minimum required by the Municipal Code. The proposed house with additions does not have any effect on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. 4. The development can be adequately served by existing or required infrastructure and services. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. Z:\Case Files ICUP1.2016 116-04 1439 S. Montezuma Way Large flomelStaffReport.doe Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14, 2016- Page 8 The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. The design of the house has given consideration to the privacy of surrounding properties in that the area consists of large lots developed with single-family residences. The area includes hillsides and varied topography, allowing for greater visibility into neighboring yards. Most of the houses in the area are two-story. The proposed balconies are located on the front northern elevation of the house the direction of the view facing the front yard. The proposed balcony will be consistent and integral to the architecture of the house. The proposed balcony will not have a direct affect on the privacy of neighboring properties. 6. The development is sensitive to the natural terrain, minimizes necessary grading, de- emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department. The project proposes remodeling of an existing house and a second-story addition that would not impede any scenic views from surrounding properties. The following findings are required before an administrative use permit for a balcony exceeding 200-square feet in size may be granted: The proposed retaining wall, elevated structure, and/or other structure, has been designed so as to substantially minimize any adverse aesthetic and visual impacts as visible from surrounding properties and public rights-of:way. The proposed balcony is 330-square feet along the front (north) elevation of the residence. The proposed balconies will be consistent and integral to the architecture of the house. The proposed retaining wall, elevated structure, and/or other structure complies with the following design standards: Colors and materials. Decorative materials and/or design elements shall be used as necessary to enhance the aesthetic appearance of the retaining wall or structure. Suggested materials include, but are not limited to, stone, masonry, wood, textured poured concrete, and textured colored precision block with colored grout. Natural and earth-tone colors should be utilized for retaining walls to blend the wall with existing surroundings. A variation in design or materials should be used where necessary to break up large masses and/or add visual interest. ZACase Files\CUP12016116-04 1439 S. Montezuma Way Large HomelStaffReport.doe Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14,2016- Page 9 The proposed balcony features decorative wrought iron railings consistent with the design of the house. b. Landscaping. Landscaping shall be integrated into the design of the retaining wall or elevated structure as necessary to screen the retaining wall or structure from open view. Where required, a landscape and irrigation plan shall be reviewed and approved by the planning director. A landscape plan will be required as a conditional of approval prior to final permit issuance. c. Wall separation. Retaining walls shall be separated into terraced segments where necessary to break up large undifferentiated masses. Not applicable. d. Privacy impacts. Retaining walls and structures shall be located and designed to avoid unreasonable interference with the privacy of surrounding properties. The balcony will be consistent with the architecture of the house. The balcony is located allowing visibility along the street frontage and primarily into the front yards of the adjacent properties. V. ENVIRONMENTAL DETERMINATION This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of the remodeling of an existing single-family residence on an individual property. VI. CONCLUSION As previously discussed, the proposal includes a 318-square foot addition to the existing two- car garage on the first floor, a 1,399-square foot second floor addition, and a 330-square foot balcony to the front (north) of the house. The house with the proposed additions will be 5,414 square feet (including the 870-square foot garage). The surrounding neighborhood consists of two-story homes. The proposed size of the home is 1.6 times larger than the average size of the surrounding homes of 3,259 square feet as well as 1.15 times larger than the largest house size of the surveyed homes of 4,688 square feet. The applicant is requesting conditional use permit for the house size, administrative use permits for a two-story house and a balcony larger than 200 square feet, and a large addition. ZACase Files\CUP12016116-04 1439 S. Montezuma Way Large HomelStaff Report.doe Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42 1439 S. Montezuma Way June 14, 2016- Page 10 VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission choose one of the following options: a) Adopt a resolution approving Conditional Use Permit No. 16-04, Administrative Use Permit No. 15-42, and Subcommittee for Design Review No. 15-55. Continue this item with direction to the applicant to modify the design of the addition to minimize the impacts related to size and scale of the residence. Deny Conditional Use Permit No, 16-04, Administrative Use Permit No. 15-42, and Subcommittee for Design Review No. 15-55. Ron Garcia Senior Planner REVIEWED AND APPROVED: Je r/dderson, AICP anning Director Attachments: Attachment 1 — Conditional Use Permit Resolution for Approval Attachment 2 — Administrative Use Permit Resolution for Approval Attachment 3 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) Mase Files\CUP12016116-04 1439 •S. Montezuma Way Large HomelStaffReport.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. 16-04 CONDITIONAL USE PERMIT NO. 16-04 CATEGORICAL EXEMPTION APPLICANT: Dan Li LOCATION: 1439 S. Montezuma Way WHEREAS, there was filed with this Commission a verified application on the forms prescribed by the Commission requesting approval of a conditional use permit under the provisions of Chapter 26, Article VI of the West Covina Municipal Code, to allow: A "Large Home" that exceeds the maximum unit size allowable floor area by more than 25 percent On that certain property described as follows: Assessor's Parcel No. 8493-037-005, as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant is also requesting an administrative use permit (AUP No. 15-42) to allow a two-story house, a balcony larger than 200 square feet, and a large addition; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 14 th day of June, 2016, conduct a duly advertised public hearing to consider the subject application for an administrative use permit; and Z:\Case Files1CUP12016116-04 1429 S. Montezuma Way Large Home\CUP Reso.large.home.doc Planning Commission Resolution No. Conditional Use Permit No. 16-04 June 14, 2016 - Page 2 WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: The applicant is proposing to remodel an existing 3,697-square foot two-story house (including a 552-square foot attached garage) to include a 318-square foot first floor garage addition located on a 16,385-square foot lot. The proposed house would have a floor area of 5,414 square feet including the 870-square foot garage. The proposed house also includes a 330-square foot balcony along the front (north) elevation of the residence. 2. Findings necessary for approval of a conditional use permit for a "Large Home" as follows: a. The lot and proposed development is consistent with the general plan, zoning and meets all other applicable code requirements. The development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with surrounding residences. c. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. The development can be adequately served by existing or required infrastructure and services. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies minimal retaining walls, trees and other buffering landscaping materials. The development is sensitive to the natural terrain, minimizes necessary grading, de-emphasizes vertical massing which could disrupt the profile of a natural slope and does not impede any scenic vistas or views open to the public or surrounding properties. This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of the remodeling of an existing single-family residence on an individual property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of West Covina as follows: On the basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings for approval of a conditional use permit: Z:\Case Files IC111312016\ 16-04 1439 S. Montezuma Way Large I-Tome\CUP Reso.large.home.doe Planning Commission Resolution No. Conditional Use Permit No. 16-04 June 14, 2016 - Page 4 2. That pursuant to all of the evidence presented, both oral and documentary, and farther based on the findings above, Conditional Use Permit No. 16-04 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy or final approval is issued, and the violation of any of which shall be grounds for revocation of said conditional use permit by the Planning Commission or City Council. 3. The conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorney's fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the conditional use permit for a Large Home that exceeds the maximum unit size allowable floor area by more than 25 percent and is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on June 14, 2016. b. That the project comply with all requirements of the "Single-Family Residential" (R-1) Zone, Area District IV, and all other applicable standards of the West Covina Municipal Code. c. This approval allows for the remodel an existing 3,697-square foot two-story house (including a 552-square foot attached garage) to include a 318-square foot first floor garage addition located on a 16,385-square foot lot. The proposed house would have a floor area of 5,414 square feet including the 870-square foot garage. The proposed house also includes a 330-square foot balcony along the front (north) elevation of the residence. The new exterior and interior modifications will allow for seven bedrooms, five bathrooms, a kitchen, living room, dining room, a nook, family room, hall, and study. The house with the proposed addition will have a floor area of 5,414 square feet including an 870-square foot three-car garage. Z:ICase Files1CUP12016116-04 1439 S. Montezuma Way Large Tiorne\CUP Reso.large.horne.doe Planning Commission Resolution No. Conditional Use Permit No. 16-04 June 14, 2016 - Page 5 d. This approval includes the following decorative elements in the proposed two- story single residence: stucco siding, clay tile roof, decorative clay pipe accents, wrought iron details, wrought iron balconies, decorative wood corbels, decorative wood trim along windows, decorative columns, and a clay tile roof. e. Pavement in the front yard shall be limited to the width of the garage, plus an additional six (6) feet on either or both sides of the garage driveway, or an additional twelve (12) feet on one side of the driveway (WMMC Sec. 26-402.5), per approval of the Planning Director. f. 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. g. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. h. 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, i. The applicant shall sign an affidavit accepting all conditions of this approval. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. k. That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and Executive Order B-29-15 shall be submitted for the front yard. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. The applicant shall coordinate with the applicable water district to determine if the water district has any specific requirements for water efficient landscaping. 1. Proposed landscape areas visible from the public right-of-way shall be in compliance with all applicable standards of the West Covina Municipal Code and shall be clearly indicated (including dimensions) on the landscape and irrigation plan. Landscaping shall be installed prior to final inspection. m. 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. n. Fire Department Requirements: ZACase Files\CUP12016 116-04 1439 S. Montezuma Way Large Home\CUP Reso.large.home.tioe Planning Commission Resolution No. Conditional Use Permit No. 16-04 June 14, 2016- Page 6 i. NFPA 13D/13R/13 Fire Sprinkler System. ii. New Ere flow test required. iii. Required Fire Flow of 1000 GPM @ 20 PSI for 2 hours. iv. Provide 1 fire hydrant within 250 feet of the property line. v. Hard-wired smoke detectors/carbon monoxide detectors with battery back-up. vi. Additional Fire Department requirements may be set upon future review of a full set of architectural plans. P. 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 complete plans to Building Division for plan check and permit per 2013 CBC. 3. Structural plans shall be prepared by a licensed engineer. 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 14 th day of June, 2016, by the following vote: AYES: NOES: ABSENT: DATE: June 14, 2016 EXPIRATION DATE: June 14, 2017 If not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, MCP, Secretary Planning Commission Z:\Case Files\CUP12016\16-04 1439 S. Montezuma Way Large Home\CUP Reso.large.home.doe ATTACHMENT 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 15-42 ADMINISTRATIVE USE PERMIT NO. 15-42 CATEGORICAL EXEMPTION APPLICANT: Dan Li LOCATION: 1439 S. Montezuma Way WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Commission, a request for an administrative use permit to approve a two-story house, a balcony larger than 200 square feet, and a large addition on a single- family property, on that certain property generally described as: Assessor Parcel Number 8493-037-005, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant is also requesting a conditional use permit (CUP No. 16-04) to allow a large home; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 14th day of June, 2016, conduct a duly advertised public hearing to consider the subject application for an administrative use permit; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of an administrative use permit to allow a two-story house, a balcony larger than 200 square feet, and a large addition. The subject site is located in the "R-1" (Single-Family Residential) Zone, Area District TV. Z:\Case Files10.31)120 6 \ 16-04 1439 S. Montezuma Way Large homelAUP Reso.MUSE.2Story,Baleony.doe Planning Commission Resolution No. Administrative Use Permit No, 15-42 June 14, 2016 — Page 2 2. The applicant is proposing to remodel an existing 3,697-square foot two-story house (including a 552-square foot attached garage) to include a 318-square foot first floor garage addition located on a 16,385-square foot lot. The proposed house would have a floor area of 5,414 square feet including the 870-square foot garage. The proposed house also includes a 330-square foot balcony along the front (north) elevation of the residence. Appropriate findings for approval of an administrative use permit for a two-story single family house, and large addition: a. The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. The development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. d. The development can be adequately served by existing or required infrastructure and services. e. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. The development is sensitive to the natural terrain, minimizes necessary grading, de-emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. Appropriate findings for approval of an administrative use permit for a balcony is as follows: (1) The proposed retaining wall, elevated structure, and/or other structure, has been designed so as to substantially minimize any adverse aesthetic and visual impacts as visible from surrounding properties and public rights-of- way. (2) The proposed retaining wall, elevated structure, and/or other structure complies with the following design standards: ZACase Files\CUP12016116-04 1439 S. Montezuma Way Large liomeVWP Reso.MUSE.2Story.Balcony.doe Planning Commission Resolution No, Administrative Use Permit No. 15-42 June 14, 2016— Page 3 i. Colors and materials. Decorative materials and/or design elements shall be used as necessary to enhance the aesthetic appearance of the retaining wall structure. Suggested materials include, but are not limited to, stone, masonry, wood, textured poured concrete, and textured colored precision block with colored grout. Natural and earth-tone colors should be utilized for retaining walls to blend the wall with existing surroundings. A variation in design or materials should be used where necessary to break up large masses and/or add visual interest. Landscaping. Landscaping shall be integrated into the design of the retaining wall or elevated structure as necessary to screen the retaining wall or structure from open view. Where required, a landscape and irrigation plan shall be reviewed and approved by the planning director. Wall separation. Retaining walls shall be separated into terraced segments where necessary to break up large undifferentiated masses. iv. Privacy impacts. Retaining walls and structures shall be located and designed to avoid unreasonable interference with the privacy of surrounding properties. This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of the remodeling of an existing single-family residence on an individual property. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following large addition and two-story single-family house findings: a. The lot and proposed building are consistent with the Residential Low (1.1-2.0 dwelling units per acre) General Plan designation and "Single Family Residential" (R-1) zoning in that it consists of an addition to an existing single-family home. The project meets all applicable requirements of the "Single Family Residential" (R-1) Zone, Area District IV. ZACase Files\CUP12016% f 6-04 1439 S. Montezuma Way Large Home \AUP Reso.MUSE.2Story.Baleony.doc Planning Commission Resolution No. Administrative Use Permit No. 15-42 June 14, 2016 — Page 4 b. The proposed remodel of the house utilizes a gable roof design and will feature new clay roof tile on the existing house and proposed addition. The remodel also includes new stucco siding, new windows, wrought iron details and balcony railings on both the existing house and proposed addition. Although the house would be 1.6 times larger than the median house in the neighborhood, it is designed so as to reduce bulkiness and fit into the context of the neighborhood. The existing house is accessible from an existing driveway off S. Montezuma Way, and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with setbacks greater than the minimum required by the Municipal Code. The proposed house with additions does not have any effect on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. The design of the house has given consideration to the privacy of surrounding properties in that the area consists of large lots developed with single-family residences. The area includes hillsides and varied topography, allowing for greater visibility into neighboring yards. Most of the houses in the area are two-story. The proposed balconies are located on the front northern elevation of the house the direction of the view facing the front yard. The proposed balcony will be consistent and integral to the architecture of the house. The proposed balcony will not have a direct affect on the privacy of neighboring properties. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department. The project proposes remodeling of an existing house and a second-story addition that would not impede any scenic views from surrounding properties. 2. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following balcony findings: The proposed balcony is 330-square feet along the front (north) elevation of the residence. The proposed balconies will be consistent and integral to the architecture of the house. Z:\Case Files \CUM° I 6 \ 16-04 1439 S. Montezuma Way Large Home\ AUP Reso.MUSE.2Story.fla1cony.doc Planning Commission Resolution No. Administrative Use Permit No. 15-42 June 14, 2016 — Page 5 The balcony will be consistent with the architecture of the house. The balcony is located allowing visibility along the street frontage and primarily into the front yards of the adjacent properties. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 15-42 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. 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. 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. That the approval of the administrative use permit is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on June 14, 201 b. That the project comply with all requirements of the "Single-Family Residential" (R-1) Zone, Area District IV, and all other applicable standards of the West Covina Municipal Code. ZACase IlioslCUP12016116-04 1439 S. Montezuma Way Large HoraelAUP Reso.MUSE.2Story.Balcony.doo Planning Commission Resolution No. Administrative Use Permit No. 15-42 June 14, 2016 — Page 6 c. This approval allows for the remodel an existing 3,697-square foot two- story house (including a 552-square foot attached garage) to include a 318- square foot first floor garage addition located on a 16,385-square foot lot. The proposed house would have a floor area of 5,414 square feet including the 870-square foot garage. The proposed house also includes a 330-square foot balcony along the front (north) elevation of the residence. The new exterior and interior modifications will allow for seven bedrooms, five bathrooms, a kitchen, living room, dining room, a nook, family room, hall, and study. The house with the proposed addition will have a floor area of 5,414 square feet including an 870-square foot three-ear garage. d. This approval includes the following decorative elements in the proposed two-story single residence: stucco siding, clay tile roof, decorative clay pipe accents, wrought iron details, wrought iron balconies, decorative wood corbels, decorative wood trim along windows, decorative columns, and a clay tile roof. e. Pavement in the front yard shall be limited to the width of the garage, plus an additional six (6) feet on either or both sides of the garage driveway, or an additional twelve (12) feet on one side of the driveway (WMMC Sec. 26-402.5), per approval of the Planning Director. f. 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. g. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. h. 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. i. The applicant shall sign an affidavit accepting all conditions of this approval. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. Z:leasc Files\CUP12016116-04 1439 S. Montezuma Way Largo Home \AUP Reso.MUSE.2Story.Baloony.doo Planning Commission Resolution No. Administrative Use Permit No. 15-42 June 14, 2016 Page 7 k. That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and Executive Order B-29-15 shall be submitted for the front yard. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. The applicant shall coordinate with the applicable water district to determine if the water district has any specific requirements for water efficient landscaping. Proposed landscape areas visible from the public right-of-way shall be in compliance with all applicable standards of the West Covina Municipal Code and shall be clearly indicated (including dimensions) on the landscape and irrigation plan. Landscaping shall be installed prior to final inspection. m. 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. n. Fire Department Requirements: 1. NFPA 13D/13R/13 Fire Sprinkler System. 2. New fire flow test required. 3. Required Fire Flow of 1000 GPM @ 20 PSI for 2 hours. 4. Provide 1 fire hydrant within 250 feet of the property line. 5. [lard-wired smoke detectors/carbon monoxide detectors with battery back- up. 6. Additional Fire Department requirements may be set upon future review of a full set of architectural plans. 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 complete plans to Building Division for plan check and permit per 2013 CBC. Structural plans shall be prepared by a licensed engineer. ZACase Files CUP12016 16-04 1439 S. Montezuma Way Large HomelAUP Reso.MUSE.2Story.Balcony.doc Planning Commission Resolution No. Administrative Use Permit No. 15-42 June 14, 2016 —Page 8 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 14 th day of June, 2016, by the following vote: AYES: NOES: ABSENT: DATE: June 14, 2016 EXPIRATION DATE: June 14, 2017 If not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files \CUP12016116-04 1439 S. Montezuma Way Large Home\AUP Reso.MLISE.2Stoly,Baluony.doe AGENDA ITEM NO. 5 DATE: June 14.2016 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 16-10 CATEGORICAL EXEMPTION APPLICANT: Hung Nguyen LOCATION: 619 N. Toland Avenue I. SUMMARY The applicant is requesting to construct a first-story addition and a second story addition to an existing single-family residence. In addition, the front elevation of the house will be modified to incorporate new gable roofing, a front porch, stone veneer siding, window louvered shutters, new stucco, and an extension to the existing garage. With the proposed additions and modifications the house will have a total floor area of 3,382 square feet, including the 449- square foot garage. ZACase Files \ALTP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)1StaffReport.doc Administrative Use Perrnit No. 16-10 619 N. Toland Avenue June 14,2016- Page 2 Staff recommends that the Planning Commission choose one of the following options: a) Adopt a resolution approving Administrative Use Permit No. 16-1 Continue the item with direction to the applicant to modify the design of the addition to minimize the impacts related to size and scale of the residence. Continue the item to allow staff time to prepare a resolution denying Administrative Use Permit No. 16-10. IL BACKGROUND ITEM ZONING AND I Zoning: "Single-Family Residential" (R-1), Area District I GENERAL PLAN SURROUNDING North: "Single-Family Residential" (R-1); single-family residences LAND USES AND East: "Single-Family Residential" (R-1); single-family residences ZONING South: "Single-Family Residential" (R-1); single-family residences West: "Single-Family Residential" (R-1); single-family residences CURRENT One-story single-family residence DEVELOPMENT Notices of Public Hearing have been mailed to 52 owners and occupants of properties located within 300 feet of the subject site. III. PROJECT DESCRIPTION AND ANALYSIS The existing single-story home is 1,550 square feet and is located in a neighborhood that is predominately single-story built in 1954. The applicant is requesting to construct a 509- square foot first story addition and a 1,272- square foot second-story addition to the existing single- family residence. In addition, the front elevation of the house will be modified to incorporate new gable roofing, a 37- square foot front porch, 4- foot high Coronado stone veneer, louvered shutters, new stucco in a light beige color of "Frittata," and a 61- square foot extension to the existing garage. The modifications will allow for four bedrooms, four full bathrooms, a kitchen, living room, den, and game room. The total floor area of the proposed house will be 3,382 square feet, including the 1,272- square foot second story and the 449- square foot garage. The total building footprint of the proposed house will be 2,146 square feet, including the 449- square foot garage and 37-square foot front porch. Staff Survey of Surrounding Residences Staff surveyed the existing neighborhood where the proposed two story addition will be. The neighborhood is predominately made up of single-story homes. The homes were built from 1954 to 1957. The following chart shows the mean and median lot size, square footage of the homes, number of bedrooms, and floor area ratio of the surveyed homes. The mean is the Z:\Case Files\ALIP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)1StaffReport.doc Administrative Use Permit No. 16-10 619 N. Toland Avenue June 14, 2016- Page 3 average of all 24 homes, and the median is the number that falls directly in the middle, if listed, in numerical order. LOT SIZE FLOOR AREA NUMBER OF BEDROOMS FLOOR AREA RATIO (FAR) MEAN 8,221 sq. ft. 1,578 sq. ft. 3 19% MEDIAN 8,076 sq. ft. 1,513 sq. ft. 3 18% SUBJECT PROPOSAL 7'968 sq. t ' ' 3,382 sq. ft. (Includes second story) 4 42% The house as proposed would be 2.1 times than the average size of the surrounding surve) homes. The median size of the homes is 1,580 square feet. The house sizes range from 1,112 square feet to 2,424 square feet. Out of the 24 homes that were surveyed 8 homes had an attached two-car garage and 16 of the homes had a detached two-car garage. The lot sizes of the surveyed homes range from 7,277 square feet to 9,831 square feet, while the lot size of the subject property is 7,968 square feet. Floor area ratios range from 13 percent to 30 percent. The proposed floor area ratio of the subject property is 42 percent, which includes the first floor and second floor and not the attached garage. The house, as proposed, would be 2.1 times larger than the average size of the surrounding surveyed homes of 1,578 square feet. There are no two-story homes along Toland Avenue. There are three two-story homes within a 300- foot radius of the property all with an attached two-car garage. These properties are located on Lyall Avenue, Puente Avenue, and Casad Avenue. The average building area of the two-story homes that are located within the vicinity is 2,218 square feet. Whereas, the average lot size of the two-story homes is 7,315 square feet, leading to the average floor area ratio of 33%. The proposed house would be 1.5 times larger than the average size of the surrounding two-story homes of 2,418 square feet. Below is map that indicates the residential homes that were surveyed for the statistical analysis. Additionally, the map indicates with an 'X' mark the homes with a second-story that are within the vicinity of the subject property. ZACase Files \AU:112016\16-10 619 N. Toland Ave. (2nd Story, Large Expansion)\StaffRepoadoc Administrative Use Permit No. 16-10 619 N. Toland Avenue June 14,2016- Page 4 tISIg Zig EN clig CVJ gg susJEcipigno • MG4 wig W12 ffillg I OM 94330 il.g94 1-J vigelatuf SaiSS ip2gg on TA% 1 C2 ON WO ;ma uc© TY L_ 7 ma iKE itle3 net Na MO . 9N48 ' MI' _,_ fgE,@ 41119@ 1171151 tEsE- EIL11, ,1..? sga Eg 5.-,4 'ILO Will nUI:iii-Lail .) 1 1 1 1 Notification of Proposal Staff recommended that the applicant share their project proposal with their neighbors. An open discussion between the applicant and the applicant's neighbors is significant in order to address initial concerns. The applicant included a list of signatures that is provided for second-story application request (Attachment No. 2). The applicant uses the form to notify the closest properties of their intention to construct a two-story house. A signature acknowledges that they have received notice of the proposed plans. Subconunittee for Design Review The proposal of the second-story addition requires a Subcommittee Design Review. The proposal was reviewed by the subcommittee on May 10, 2016, and was motioned to be forwarded to the Planning Commission for review as the proposal is in a predominantly one-story neighborhood. The following is a discussion of Design Review Subcommittee suggestions for new two-story additions: ZACase Files\AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)1StaffReport.doc Administrative Use Permit No. 16-10 619 N. Toland Avenue June 14, 2016- Page 5 I. Design the two-story house or addition so that all setbacks, including second story, have been met. The second-story side yard setbacks on the west and east elevations are 10 feet, the rear yard setback is 39 feet, and the front yard setback is more than 25 feet. The second-story proposal complies with all required setback standards. 2. In an area that is predominately one story, consider reducing the size of the second story in relation to the ground floor. A smaller second floor will not appear as massive or boxy. The existing first-story is 1,152 square feet with a detached garage of 388 square feet. With the proposed first-story modifications, the total of the first-story will be 2,147 square feet including an attached 449-square foot garage and a 37-square foot front porch. Whereas the second-story is proposed to be a total of 1,272 square feet. 3. New two-story additions can result in privacy impacts to neighboring properties. Consider designing the second story to reduce or eliminate the need for windows on the side elevations. High windows that allow light in but restrict views onto neighboring properties may also reduce privacy impacts. The applicant has incorporated frosted windows that can be opened along the west and east elevations. There are three windows on each elevation. Two windows on the West Elevation are clerestory and the other is a regular window. All three windows on the East Elevation are regular windows. 4. In an area that is predominately one story, the elements of the house usually emphasize the horizontal. Many modern two-story designs emphasize the vertical through two-story porches with tall columns, tall windows, and two-story front elevations with no horizontal breaks. These elements are generally out-of-character with a one-story neighborhood. The modifications to the front elevation of the proposed two-story home incorporate decorative elements that emphasize the horizontal. There is a front entry element that is indicated to be the front porch, with the height of 10 feet and incorporates a gable-style roofing to be consistent with the proposed second-story addition and with the existing garage. The second-story is setback on the front elevation creating horizontal articulation. There is also a first-story window articulation on the front elevation. 5. When adding a second-story elevation in a one-story area, consider providing a significant second-story setback on the front elevation. By setting back the second story from the first story, the front of the house will fit better in the context of a one-story neighborhood. The proposed front setback is 33 feet to the garage and 62 feet to the main portion of the house from the property line. The second-story setback on the front elevation is 3 feet further from the front property line than the first-story on the main portion of the house. ZACase Files \AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)1StaffReportdoc Administrative Use Permit No. 16-10 619 N. Toland Avenue June 14, 2016- Page 6 6. In an area that is predominately one story, the addition of a second-story balcony, especially in a flatland neighborhood, can have an effect on privacy. In these areas, balconies in rear yards are discouraged. The proposed second-story addition does not incorporate a second-story balcony. When designing a second-story addition, consider that all sides of the second story are visible. Window treatment on second-story windows is encouraged. The applicant has incorporated decorative window shutters to the front elevation of the proposed house. The west and east elevations consists of wood trimming on the perimeter of the windows. Staff reviewed the original proposal and recommended that the applicant consult with a designer to clarify the architectural style of the proposed home. Consulting with a designer, elements such as roof pitch, paint color, materials, and decorative elements will be consistent to an architectural style. Additionally, staff recommended that the second-story incorporate clerestory windows to reduce privacy impacts along the side elevations. In response to staff recommendations, the applicant incorporated decorative window treatment, stone veneer siding, and articulation on the roof pitch along the front elevation with the front- entry element and window pop-out. Additionally, the applicant reduced the size and the number of windows along the second-story elevation and revised them to be frosted windows. IV. FINDINGS Before an application for an administrative use permit for a two-story addition, maximum unit size exception, and large addition may be granted, the following findings must be made: (a) The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. The lot and proposed building are consistent with the "Residential Low-Medium" (4.1-8.0 dwelling units per acre) General Plan designation and "Single-Family Residential" (R-1) zoning. The proposal consists of the addition to an existing single- family home which meets all applicable requirements of the "Single-Family Residential" (R-1) Zone and Area District I development standards. (b) The development utilizes building materials, color schemes, and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. The neighboring architecture consists of "Minimal Traditional" which was prevalent at the time built during the 1950's. The project proposal incorporates "minimal traditional" style architecture. The architectural features include gable-style roofing, light beige stucco, Coronado stone veneer, shingle roofing, wood window shutters ZACase Files\AUP12016 116-10 619 N. bland Ave. (2nd Story, Large Expansion)1StaffReport.doc Administrative Use Permit No. 16-10 619 N. Toland Avenue June 14, 2016- Page 7 and trimming, and minimal articulation along the front elevation of the house. The proposed second-story addition and modification to the existing residence is consistent with the architectural style of its surrounding residences. (c) The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. The existing house is accessible from a driveway off Toland Avenue and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with front-yard setbacks greater than the minimum required by the Municipal Code. The existing house with the proposed additions do not negatively affect the convenience and safety of the pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. (d) The development can be adequately served by existing or required infrastructure and services. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. (e) The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. The subject property is located in a neighborhood composed of single-story houses. The introduction of a two-story house in the neighborhood could create privacy impacts. To reduce privacy impacts, it is appropriate to reduce the number and/or size of the windows on the side and rear elevations. The applicant reduced the number and size of all second-story windows along the rear and side elevations, except those required by the Building Code. There are no proposed decks or balconies that will increase privacy impacts amongst the adjacent properties. Additionally, the proposed second-story meets required setback standards. (f) The development is sensitive to the natural terrain, minimizes necessaly grading, de- emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The project proposes remodeling of an existing house and a second- story addition that would not impede any scenic views from surrounding properties. The proposed two-story addition is located in a neighborhood that is predominantly one- story. The proposal is not out of character in comparison to the existing neighborhood as there are other two-story homes located in the vicinity. ZACase Files\AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)IStaff Report.doe Administrative Use Permit No. 16-10 619 N. Toland Avenue June 14, 2016- Page 8 V. ENVIRONMENTAL DETERMINATION This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of one single-family residence in a residential zone. VI. CONCLUSION The applicant is requesting to construct a 509- square foot first story addition and a 1,272- square foot second story addition to an existing single-family residence. In addition, the front elevation of the house will be modified to incorporate new gable roofing, a 37- square foot front porch, and a 61- square foot extension to the existing garage. The new exterior and interior modifications will allow for four bedrooms, four full bathrooms, a kitchen, living room, den, and game room. Staff recommends that the following conditions of approval be included: • The windows on the East Elevation and the West Elevation shall be clerestory or fixed and frosted, except those that are required by the Building Code. • Pavement in the front yard shall be limited to the width of the garage, plus an additional six (6) feet on either or both sides of the garage driveway, or an additional twelve (12) feet on one side of the driveway (WMMC Sec. 26-402.5). The house with the proposed additions will have the building footprint of 2,147 square feet (including the 449-square foot garage at the front of the property). The surrounding neighborhood consists of single-story homes. The proposed floor area of the home, including the second-story (3,382 square feet) is 2.1 times larger than the average size of the surrounding homes of 1,644 square feet. The applicant took into consideration staffs recommendations regarding the design of the house and discussing with the project proposal with neighboring residents. The applicant made modifications to the house to address staff recommendations and discussed the proposal with neighbors-. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission choose one of the following options: a) Adopt a resolution approving Administrative Use Permit No. 16-10. b) Continue this item with direction to the applicant to modify the design of the addition to minimize the impacts related to size and scale of the residence. c) Continue the item to allow staff to prepare a resolution denying Administrative Use Permit No. 16-10. ZACase Fi1eslAUP12016116-10 619 N. bland Ave. (2nd Story, Large Expansion)1StaffReport.doc Administrative Use Permit No. 16-10 619 N. Toland Avenue June 14, 2016- Page 9 A resolution of approval has been prepared to allow the Commission to approve the house as proposed. Christine Delostrinos Assistant Planner REVIEWED AND APPROVED: Jeff Anderson, AICP Planning Director Attachments: Attachment 1 — Administrative Use Permit Resolution for Approval Attachment 2 — Second Story Review- Neighbor Signatures Attachment 3 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)\StaffReport.doe ATTACHMENT NO. PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 16-10 ADMINISTRATIVE USE PERMIT NO. 16-10 CATEGORICAL EXEMPTION APPLICANT: Hung Nguyen LOCATION: 619 N. Toland A WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Commission, a request for an administrative use permit to approve a two-story single-family residence on a single-family residential property, on that certain property generally described as: Assessor Parcel Number 844-102-2002, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has requested an administrative use permit for a large addition and a two-story single-family house; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 14th day of June, 2016, conduct duly advertised public hearings to consider the subject application for an administrative use permit; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: The applicant is requesting the approval of an administrative use permit to allow a two-story single-family house, an addition over 1,250 square feet, and a Maximum Unit Size Exception. The subject site is located in the "R-1" (Single-Family Residential) Zone, Area District I. The applicant is proposing to construct a 509- square foot first story addition and a 1,272- square foot second story addition to an existing single-family residence. In addition, the front elevation of the house will be modified to incorporate new gable roofing, a 37- square foot front porch, and a 61- square foot extension to the existing garage. The new exterior and interior modifications will allow for four bedrooms, four full bathrooms, a kitchen, living room, den, and game room. The proposed house would have a floor area of 3,382 square feet and a building footprint of 2,147 square feet. Appropriate findings for approval of an administrative use permit for a two-story single family house, maximum unit size exception, and large addition are as follows: ZACase Files\AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)IAUP Reso.doe Planning Commission Resolution No. Administrative Use Permit No. 16-10 June 14, 2016 — Page 2 a. The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. The development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. c. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. d. The development can be adequately served by existing or required infrastructure and services. e. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. The development is sensitive to the natural terrain, minimizes necessary grading, de- emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. 4. This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of one single-family residence in a residential zone. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following large addition and two-story single-family house findings: a. The lot and proposed building are consistent with the "Residential Low-Medium" (4.1-8.0 dwelling units per acre) General Plan designation and "Single-Family Residential" (R-1) zoning. The proposal consists of the addition to an existing single-family home which meets all applicable requirements of the "Single-Family Residential" (R-1) Zone and Area District I development standards. The neighboring architecture consists of "Minimal Traditional" which was prevalent at the time built during the 1950's. The project proposal incorporates "minimal traditional" style architecture. The architectural features include gable-style roofing, light beige stucco, Coronado stone veneer, shingle roofing, wood window shutters and trimming, and minimal articulation along the front elevation of the house. The proposed second-story addition and modification to the existing residence is consistent with the architectural style of its surrounding residences. ZACase Files\AUP\2016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)IAUP Reso.doc Planning Commission Resolution No. 15 Administrative Use Permit No. 16-10 June 14, 2016 — Page 3 c. The existing house is accessible from a driveway off To land Avenue and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with front-yard setbacks greater than the minimum required by the Municipal Code. The existing house with the proposed additions do not negatively affect the convenience and safety of the pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. e. The subject property is located in a neighborhood composed of single-story houses. The introduction of a two-story house in the neighborhood could create privacy impacts. To reduce privacy impacts, it is appropriate to reduce the number and/or size of the windows on the side and rear elevations. The applicant reduced the number and size of all second-story windows along the rear and side elevations, except those required by the Building Code. There are no proposed decks or balconies that will increase privacy impacts amongst the adjacent properties. Additionally, the proposed second-story meets required setback standards. f. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The project proposes remodeling of an existing house and a second-story addition that would not impede any scenic views from surrounding properties. The proposed two-story addition is located in a neighborhood that is predominantly one-story. The proposal is not out of character in comparison to the existing neighborhood as there are other two-story homes located in the vicinity. 6. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 16-10 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be 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. 7. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this administrative use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. ZACase FileslAUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)\AUP Reso.doc Planning Commission Resolution No. 15 Administrative Use Permit No. 16-10 June 14, 2016 — Page 4 8. 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. 9. That the approval of the administrative use permit is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on June 14, 2016. b. That the project comply with all requirements of the "Single-Family Residential" (R-1) Zone, Area District I, and all other applicable standards of the West Covina Municipal Code. c. This approval allows for the construction of a 509- square foot first story addition and a 1,272- square foot second story addition to an existing single-family residence. In addition, the front elevation of the house will be modified to incorporate new gable roofing, a 37- square foot front porch, and a 61- square foot extension to the existing garage. The new exterior and interior modifications will allow for four bedrooms, four full bathrooms, a kitchen, living room, den, and game room. The proposed house would have a floor area of 3,382 square feet and a building footprint of 2,147 square feet. d. This approval also allows for the remodel of the front elevation of the residence. The modifications will include 4- foot Coronado stone veneer siding, molding above the stone veneer siding, stucco siding in the color of light beige "Behr Fritatta," window and door trimming, and wooden shutters. The roof will also be modified to a shingle roofing. e. The windows on the East Elevation and the West Elevation shall be clerestory or fixed and frosted, except those that are required by the Building Code, to reduce all privacy impacts to the adjacent properties. f. Pavement in the front yard shall be limited to the width of the garage, plus an additional six (6) feet on either or both sides of the garage driveway, or an additional twelve (12) feet on one side of the driveway (WMMC Sec. 26-402.5), per approval of the Planning Director. g. 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. h. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. i. 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. J. The applicant shall sign an affidavit accepting all conditions of this approval. ZACase Files\AUP\2016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)IAUP Reso.doe Planning Commission Resolution No. 15 Administrative Use Permit No. 16-10 June 14, 2016 Page 5 k. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and Executive Order B-29-15 shall be submitted for the front yard. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. The applicant shall coordinate with the applicable water district to determine if the water district has any specific requirements for water efficient landscaping. m. Proposed landscape areas visible from the public right-of-way shall be in compliance with all applicable standards of the West Covina Municipal Code and shall be clearly indicated (including dimensions) on the landscape and irrigation plan. Landscaping shall be installed prior to final inspection. 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. Fire Department Requirements: NFPA 13D/13R/13 Fire Sprinkler System. New fire flow test required. Required Fire Flow of 1000 GPM @ 20 PSI for 2 hours. Provide I fire hydrant within 250 feet of the property line. Hard-wired smoke detectors/carbon monoxide detectors with battery back-up. Additional Fire Department requirements may be set upon future review of a full set of architectural plans. 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 complete plans to Building Division for plan check and permit per 2013 CBC. Structural plans shall be prepared by a licensed engineer. Z:\Case Files\AUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)\AUP Reso.doc Planning Commission Resolution No. 15 Administrative Use Permit No. 16-10 June 14, 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 14 th day of June, 2016, by the following vote: AYES: NOES: ABSENT: DATE: EXPIRATION DATE: June 14, 2017 If not used. Dario Castellanos, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:ICase FileslAUP12016116-10 619 N. Toland Ave. (2nd Story, Large Expansion)IAUP Reso.doc ATTACHMENT NO. 2 PROJECT ADDRESS 6/ AZ TO14tA/D/0T ',414/1/A A request has made to make second story alterations to the house at the address above. This form is a notification of the proposed construction. As an adjoining property owner or resident you are asked to sign this form indicating that the applicants has explained to you their intention to construct a second story addition. Signing this form does not necessarily indicate that an adjoining property owner is in support of the proposed construction. This form only provides proof of notification. Any person who has questions regarding the proposed addition should contact the Planning Department. If you have any questions about the City's review process, please contact the Planning Department at (626) 939-8422. sed plans at the address noted above: b2-5 7-04 v Ave- 6 21 64tx/1)41/6- (0 101. AITGIAA4 /Pt- 'To\ 0nN--c11 Paw 't [74i/ , Resident of L,22_. , Resident ofieft N,Tisosi NuE , Resident of Planner ent of , Resident of , Resident of , Resident of , Resident of ZNPLANCOM\Subcominittee.DesignReviei3OSecond Story Review - Neighbor Signatures.doc CIO of West Covina Memorandum AGENDA ITEM NO. 6 DATE: June 14.2016 TO: Planning Commission FROM: Public Works Department SUBJECT: FISCAL YEAR 2016-2017 CAPITAL IMPROVEMENT PROGRAM FILING OF CONFORMANCE WITH GENERAL PLAN The Capital Improvement Program (CIP) identifies the proposed major projects or purchases over the Fiscal Year 2016-2017. Typically, the CIP is considered with the budget every year. Capital improvements are those individual construction projects and purchase of land, equipment, and contract services that need to be addressed in the new fiscal year or future years. Pursuant to California Government Code Section 65401, the CIP "shall be submitted to the county or city planning agency for review..., as to conformity with the adopted general plan..." The Planning Commission fulfills the role of "planning agency" for this purpose. Once the Planning Commission finds the CIP consistent with the General Plan, the proposed CIP will be presented to the City Council for adoption and appropriate funding for the ensuing year CIP projects. New Projects for Fiscal Year 2016-2017 • Civic Center - Electric Doors/Employee Badge System • City Hall - Aluminum Doors on 1st and 2nd Floor • City Manager's Office - Technology Upgrade, Paperless Agenda, Voting System • Americans with Disabilities Act (ADA) Access - Public Facilities • Miscellaneous Building Repairs • Repaint City Entry Sigtaage on Valley Boulevard Bridge • Cortez Senior Center - Main Facility and North Wing - Replace Carpet and Vinyl Flooring, and Paint Interior and Exterior • Reroof Community Center at Cameron Park • Shadow Oak Park Design and Construct Restroom • Replace Fire Department Zell Monitor/Defibrillators (10) • Fire Station No. 4 - Replace Emergency Generator • Fire Station No. 1 - Replace Emergency Generator • Fire Station No. 1 - Gate and Fence Installation • Replace Police Units P23, P27, P5 (K9), P4 (1(9), and P15 • Electric Vehicle Charging Stations • Major Street Rehabilitation - Cameron Avenue • Implementation of Green Streets Improvements • Residential Street Rehabilitation • Drought Landscaping on Sunset Avenue Median • Sidewalk and Stamped Concrete • Catch Basin Trash Capture Device Installation Program ZAAGENDA - 20161CIP Gen Pla Conformance 2016-17.doe FY 2016-2017 CIP — Conformance to General Plan June 14, 2016 Bassett High School Regional Infiltration Project 'Tree Trimming and Weed Abatement with all Landscape Maintenance Districts Citywide Aerial Map Upgrades for 2700 Azusa Sewer Lift Station Sewer Camera Replace Public Works Maintenance 1 Ton Heavy Duty Truck with Service Body Replace Public Works Maintenance 1/2 Ton Pick Up Truck Replace Public Works Maintenance 3/4 Ton Pick Up Truck Installation of Traffic Control Devices Update Traffic and Engineering Surveys Systemic Safety Analysis Report ANALYSIS: Overall, the proposed projects included in the CIP are consistent with the intent of the existing General Plan of supporting growth and development, providing municipal services and improving/maintaining infrastructure and quality of life and safety. The CIP fulfills the following goals of the General Plan: Land Use Element General Goals Goal 5 - Provide, in conjunction with the circulation element, a pattern of streets that minimizes the impacts of motor vehicles on residential neighborhoods, while providing a safe and efficient means of circulation within the City. Goal 6 - Provide and maintain, in conjunction with the open space element, an aesthetically pleasant environment for those who live, work, play and visit in West Covina. Commercial Goals Goal 6 - The City should undertake an active role in the prevention of deterioration of commercial areas and the upgrading of those commercial areas where blight has occurred, as stated in the economic development element, Circulation Element Goal 2 - Master planned streets and highways should be upgraded to physically accommodate increased traffic and to improve the environmental quality of the community by beautification of these corridors. Environmental Quality Element Goal 1 - Provide adequate recreational facilities and programs for the citizens of West Covina. Goal 2 - Provide the citizens of West Covina the opportunity to utilize to the maximum extent the City's active open space facilities. FY 2016-2017 CIP — Conformance to General Flan June 14,2016 ENVIRONMENTAL ANALYSIS: The California Environmental Quality Act (CEQA, Section 21000, et seq. of the California Public Resources Code), requires that the potential impacts of projects that will have a physical impact on the environment be analyzed prior to their construction. State CEQA Guidelines Sections 15061(b)(3) and 15378 exempts projects that have no potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The Planning Commission's action involves determining the consistency of the Fiscal Year 2016-2017 Capital Improvement Program with the City's General Plan. It does not directly authorize the construction of the individual projects enumerated in the listing. Therefore, the determination of consistency will not have a direct effect on the environment. As such, the potential action qualifies for this exemption and no further environmental review is required. CONCLUSION: Environmental documentation and/or clearance for most projects have been completed. Environmental documentation for the other projects will be prepared or initiated prior to start of construction. The resolution attachment lists all the projects in the CIP for the next year and a summary of the status of their environmental clearance. RECOMMENDATION: Staff recommends that the Planning Commission find the Fiscal Year 2016-2017 budget of the draft Five-Year CIP, as outlined in the attached pages in conformance with the General Plan. z ire110111111P r - • ar, by: Miguel Hernandez Public Works Project Supervisor Reviewed/Approved by: Dela() "Chir P.E. 4- Anderson Public Works ity Engineer Planning Director, AICP Attachment No. 1 — CIP Resolution for Approval NO I DESCRIPTION OF ITEM I FINDINGS Building Improvements B-1 ADA Access - Public Facilitites Not a Project B-8 Fire Station No. 4 - Replace Emergency Generator Not a Project B-9 Fire Station No. 1 - Replace Emergency Generator Not a Project B-10 Fire Station No. 1 - Gate and fence installation Not a Project B-11 Civic Center - Electric Doors/Employee Badge System Not a Project B-15 City Hall - Aluminum Doors on 1st & 2nd Floor Not a Project B-16 Palm View Center - Roll-Up Doors & Windows Not a Project B-16022 Re-roof Community Center at Cameron Park Not a Project B-18 City Manager's Office - Technology Upgrade, Paperless Agenda, Voting System Not a Project B-20 Electric Vehicle Charging Stations Not a Project B-21 Cortez Senior Center - Main Facility & North Wing - Replace carpet & vinyl flooring, & paint interior & exterior Not a Project B-23 City Entry Monument Sign on Ace Bridge - Repaint Not a Project B-24 Misc. Building Repairs Not a Project General Improvements 0-2 Citywide Aerial Map Not a Project G-5 Replace Fire Department Zo11 Monitor/Defibrillators (10) Not a Project Park Improvements P-9 Tree Trimming & Weed Abatement in Lanscape Maintenance District No. 1 Not a Project P-10 Tree Trimming & Weed Abatement in Lanscape Maintenance District No. 2 Not a Project P-11 Tree Trimming in Lanscape Maintenance District No. 4 Not a Project P-12 Tree Trimming & Weed Abatement in Lanscape Maintenance District No. 6 Not a Project P-13 Tree Trimming & Weed Abatement in Lanscape Maintenance District No. 7 Not a Project P-16 Palmview Park Center - Roll-up Doors and Windows Not a Project P-16023 Shadow Oak Park Design & Construct Restroom Categorical Exemption - Class 3 Street Improvements S-2 Implementation of Green Streets Improvements Not a Project S-4 Sidewalk & Stamped Concrete Not a Project NO DESCRIPTION OF ITEM FINDINGS S-6 Major Street Rehabilitation - Cameron Ave Caltrans to prepare CEQA Evaluation 5-7 Residential Street Rehabilitation Not a Project 5-9 Drought Landscaping on Sunset Ave. Median Not a Project Traffic Safety Improvements T-4 Installation of Traffic Control Devices Not a Project T-7 Update Traffic & Engineering Surveys Not a Project T-9 Systemic Safety Analysis Report (SSAR) Not a Project Utility Improvements U-1 Catch Basin Trash Capture Device Installation Program Not a Project U-2 Upgrades for 2700 Azusa Sewer Lift Station Not a Project U-7 Bassett High School Regional Infiltration Project Not a Project U-7 Sewer Camera Not a Project Vehicle Replacement V-10 Public Works Maint. - 3/4 Ton Pick Up Truck to Replace Unit 159 Not a Project V-11 Police - Units P23, P27, P5 (K9), P4 (K9), and P15 Not a Project V-4 Public Works Maint. - 1 Ton Heavy Duty Truck with Service Body8 Not a Project V-8 Public Works Maint. - 1/2 Ton Pick Up Truck to Replace Unit 710 Not a Project ATTACHMENT NO. LANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, FINDING THE FISCAL YEAR 2016-2017 CAPITAL IMPROVEMENT PROGRAM IN CONFORMANCE WITH THE GENERAL PLAN PURSUANT TO SECTION 65401 OF THE GOVERNMENT CODE WHEREAS, the proposed 2016-2017 Fiscal Year (FY) by the Capital Improvement Program (CIP) includes projects in various locations throughout the City of West Covina; and WHEREAS, the Planning Commission of the City of West Covina has heretofore reviewed as required by Section 65401 of the Government Code, a list of projects being planned or constructed in 2016-2017 FY by the CIP conformity with the General Plan; and WHEREAS, the Planning Commission of the City of West Covina is the planning agency for the City; and WHEREAS, all projects listed in Exhibit A are located in the City of West Covina and are consistent with policies of the City; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, the Planning Commission on 14 th of June 2016, reviewed the report and attachments for the 2016-2017 FY CIP to determine consistency with the General Plan NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: The determination of the General Plan consistency for the 2016-2017 FY CIP is exempt from the California Environmental Quality Act (CEQA, section 21000 et seq. of the Public Resources Code) because the action is not a project under CEQA. The 2016-2017 FY CIP as contained in the Draft Five-Year C1P has been reviewed with particular to its conformity with the General Plan Said 2016-2017 FY CIP is in conformity with the General Plan, pursuant to Section 65401 of the Government Code. The proposed C1P has been found to serve the implementation of the various goals and policies of the General Plan as specifically outlined within the staff report and accompanying list of projects. CAUsers\hretta\AppDataToeallMierosoftVindows\Temporary Internet Flies\ Content.Outlook\VBMOG6A13 \CIP Reso.doc Planning Commission Resolution No. FY 2016-2017 CIP — Conformance to General Plan Tune 14, 2016 - Page 2 4. This Resolution shall constitute this Commission's report and recommendation to the City Council as require by the Government Code. 5. The Planning Commission also finds and determines that the projects identified in Exhibit A do not qualify as a project or are categorically exempt from the requirements of the California Environmental Quality Act of 1970, as amended, and the guidelines promulgated thereunder pursuant to Sections 15261, 15262 15301, 15302, and 15303 of Division 6 of Title 14 of the California Code of Regulations. 6. The Secretary of this Commission shall certify to the adoption of this Resolution and forthwith transmit a certified copy to the City Council, as the report required to meet California Government Conde 65401. 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 14 th day of June, 2016 by the following vote. AYES: NOES: ABSTAIN: ABSENT: DATE: June 14, 2016 Dario Castellanos, Chairman Planning Commission Jeff Anderson, Secretary Planning Commission CAUsers\brettalAppDatalLocalliVlierosoft\Windows\Temperary Internet Filcs\Content.Outtook\VBMOG6ABTIP Reso. doe AGENDA NO. 7 a DATE: June 14, 2016 FORTHCOMING PLANNING COMMISSION HEARINGS JUNE 28, 2016 A. CONSENT CALENDAR None B. PUBLIC HEARINGS (1 ) CONDITIONAL USE PERMIT NO. 16-02 CHILD DAY CARE APPLICANT: Cliff Marcussen LOCATION: 203 South Azusa A C. NON-HEARING ITEMS (2) REQUEST TO INITIATE A CODE AMENDMENT ALCOHOL SALES AT SERVICE STATIONS (3) STUDY SESSION - CODE AMENDMENT NO. 14-04 INSTRUCTIONAL TASTING (4) STUDY SESSION — WIRELESS TELECOMMUNICATIONS FACILITIES UNDERGROUND EQUIPMENT JULY 12, 2016 A. CONSENT CALENDAR (1) EXTENSION REQUEST PRECISE PLAN 14-07 CRES'TVIEW CADILLAC PUBLIC HEARINGS (1) VARIANCE NO. 16-01 ELECTRONIC READERBOARD SIGN APPLICANT: Doctor's Hospital LOCATION: 725 Orange Avenue ZAPLANCOMWORTHCOMING12016 Forthcoming16.14.16 fortheoming.doc Forthcoming Planning Commission Hearings May 24, 2016 Page 2 C. NON-HEARING ITEMS None Z:1PLANCOM\FORTHCOMING2016 Forthcoming16.14.16 forthcoming.doc I 'AGENDA NO. 7b DATE: June 14, 2016 June 2016 Planning Commission Project Status Report f 1 Project # I Address Description of Project PC Approved i PD Mod Plan Check Submittal Bldg. , Plan Check Permit Construction Approval Grading Issued Status PDMod 16- Eastland Modification to 16 Shopping Center, Avenue Shops 1 05/24/2016 Sub for 916 E Michelle Remodel & addition to Design 15-46 St Single-Family House i 05/10/2016 ' CUP 15-20, 100 Buckboard Addition to Single- : AUP 15-36 Cir Family House ' 04/26/2016 PDMod 15- 2934 E Garvey Remodel Exterior of 1 51 Ave S Building 1 03/08/2016 PDMod 06- 02 (CUP 05- 13 & V 05- 1042 East Conversion of garage I Convert garage 05) 1 ldahome Street to Second Unit i 02/23/2016 1 back by 2/23/17 1314 W Recycling-Small Appealing PC AUP 15-46 I Francisquito Ave Facility . 02/23/2016 Decision 835 W Construction of SEEK PP 14-05 Christopher St I Education 1 02/09/2016 09/09/2015 I PDMod 15- 3145 E Garvey I 48 I Ave N Remodel Hampton Innl 01/26/2016 04/05/2016 2249 E Garvey Expansion of 4 Wheel CUP 15-22 Ave N Parts ' 01/26/2016 01/20/2016 03/14/2016 03/14/2016 Description of Project # Address Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Grading Bldg. Permit Issued Construction Status PP 15-08, CUP 15-21 444 S Glendora Ave Construct America's Tires 01/26/2016 03/17/2016 06108/2016 PDMod 15- 42 501 S Vincent Ave Remodel of Existing Building 12/08/2015 06/01/2016 PP 14-01, CUP 14-05 1030 E. Merced Ave Expansion of Day Care Facility 12/08/2016 CUP 14-18 1340 E Puente Ave (Palmview Park) Lightpole Wireless Facility 10/27/2015 I 11/30/2015 CUP 14-17 1500 W Rowland Ave (Del Norte Park) Lightpole Wireless Facility 10/27/2015 11/30/2015 GPA 14-01, ZC 14-01, PP 14-03, CUP 14-20 & V 14- 1388 E Garvey 23 Ave South Public storage facility 10/27/2015 (CC Review Required) AUP 15-07 & 2050 S Valinda CUP 15-05 Ave Restaurant with live entertainment and alcohol 10/27/2015 PP 15-05 CUP 15-17 Vi 15-17 1200 S Glendora Ave Remodel Service Station 09/22/2015 08/1612015 AUP 15-11 824 E Michelle Street Remodel of Single Family House 08/25/2015 01/14/2016 AUP 15-37 825 E Francisquito Ave Rebuild Single Family House 08/25/2015 03/01/2016 06/26/2016 05/26/2016 AIPP 15-01 301 S Glendora Ave Art Project (art park) 08/11/2015 06/25/2015 09/10/2015 09/10/2015 Under Construction Pro ect_j PDMod 15- 14, TRP 05- 15 Description of Address Project PC Approved 1 PD Mod 08/11/2015 Plan Check Submittal r [ Plan Check Approval Grading Bldg. Permit Issued Construction Status 2211-2249 E Parking Lot Garvey Ave N I Improvements 09/30/2015 CUP 14-16, V 15-06 625 E Merced Ave (Wairneradol Park) Wireless Facility (Bonfield Light) 07/28/2015 05/18/2015 10/28/2015 IUnder 10/28/2015 Construction PP 15-01 7-- 624 S Glendora Ave New Recreational Building and Security Fencing 06/23/2015 09/01/20151 CUP's 15-10 to - 15-15, V 15-09 to 15- 15, AUP's 15- 16 to 15-27 1203,1209, 1213,1220, 1272, 1275, 1278,1279, 1280 inspiration Pt & 2805, 2807, 2809 Majestic St Phase V - houses Taylor Morrison 05/2612015 06/1712015 I 02/11/2015 Some complete the others under construction PP 15-02, V 15-07 1773W San Bernardino Rd Completion of Prosperity Business Park 05/1212015 03/05/2015 i i 01104/2016 ! 01/0412016 Under Construction PP 14-07 2700 E Garvey Ave South Replacement of Pre- Owned Sales Building , at Crestview Cadillac 05/12/2015 09/21/2015 2736 E AUP 14-41 Larkwood St 546 sf Detached Garage 04/28/2015 10/22/2015 12/17/2015 12/17/2015 ZC 14-03, 424 S Lark Ellen TM 73043 Ave 21-Unit Single Family . Residential Development ' 04/28/2015 09/23/2015 07/13/2015 Models Under Construction 1900 W Garvey TM 73395 Ave South Conversion of office building to office I condominium 04/14/2015 06/03/2015 05/26/2015 I _ Project # Address 1242, 1246, 1250, 1256, 1258 Inspiration Pt Description of PC Project Approved PD Mod Plan Check Submittal Bldg. Plan Check Permit Approval Grading Issued Construction Status CUP's 15-02 - 15-04, V 15- 02- 15-05, AUP's 15-03 - 15-07 Phase IV - houses (Taylor Morrison) 03/24/2015 i 06/17/2014 02/11/2015 06/04/2015 Some complete and others Under Construction CUP 14-06, V 14-28 1739 (1745) S Lark Ellen Ave Replacement of Water Reservoir 03/24/2015 04/0812015 Variance 14- 17 2016 E Garvey Ave S Sound Wall for HOV Expansion Requirement by Caltrans 03/10/2015 AUP 14-43 1649E Francisquito 2nd Story Addition 01/27/2015 02/23/2015 05/05/2015 05/05/2015 Under Construction PP 14-04, CUP 14-19 201 N Grand Ave Service Station Remodel and new convenience store 01127/2015 1st Ext - 219/16 06/08/2015 12/14/2015 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) 01/27/2015 06/17/2015 02/11/2015 Some complete and others under construction Bldg. Description of PC , Plan Check Plan Check' Permit Construction Project # , Address Project ' Approved PD Mod Submittal , Approval 1 Grading Issued Status 1 1 PDMod 14- 1 100-150 N ; Remodel of Shopping Under 22 [ Grand Ave ; Center . 11/11/2014 02/11/2015 06/25/2015 06/25/2015 Construction 1 , 1322, 1234, CUP's 14-12 I 1238, and 1251 . & 14-21 to 14- Inspiration Point;. 26, V 14-16, 1 2829 and 2825 14-18, 14-19 i Majestic Street; & 14-21, I 1234 and 1240 AUP's 14-31 ; Rolling Hills Phase II - 8 houses ' to 14-38 Road (Taylor Morrison) 11/11/2014 ; 06/17/2014 02111/2015 02105/2015 Complete ; 1227 S Orange ; Ave (Hurst Water Tower Wireless CUP 14-04 ; Ranch) Facility 10/14/2014 ! 10/30/2014 01115/2015 I 01/15/2015 2800 Countrywood 1 I i ! CUP's 14-11 to 14-14, V's Lane, 2801 and 2802 Mountain 14-13 to 14- 15 & AUP's 14-17 to 14- Ridge Road, 1222,1224, 1247, and 1243 Phase I - 7 Houses 24 Inspiration Point (Taylor Morrison) 08/26/2014 : 07/01/2014 11/07/2014 11/07/2014 Complete 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 Pebblebrook Rd 72579, TRP (3228, 3238, . 48-unit Residential Under 13-09 1 3244 Holt Ave) ; Condominium 05/27/2014 12/15/2014 I 06/22/2015 01/20/2015 06/22/2015 Construction Project # PP 13-02 Address Description of Project PC ,Approved 01/28/2014 lst Ext - 12/8/15, 2nd Ext I- - 2/9/16 --- PD Mod 1 Plan Check Submittal 12/23/2013 Plan Check Approval Grading . Bldg. Permit _ Issued Construction Status 1030 S Glendora Ave - 301 S Glendora Ave 1,859 sf commercial building • , , PP 13-04, TM 72644, TRP 13-08 , 5-story mixed use : development/450 units 11/26/2013 08/22/2012 05/28/2014 10/10/2013 04/24/2014 05128/2014 . 1 1 I 01/15/2015 [ , Units Under Construction, Phase 4 - Complete Under Construction Complete Zone Change 13-03, Tract Map 72320 TRP 13-05 502-520 S. Lark Ellen Avenue 2649 E. Valley Blvd. & 4141 S. Nogales St 45-Unit Residential Development Redevelopment of Shopping Ctr 10/22/2014 06/25/2013 PDMod 14-15 Modify Units PC on 6/24/14 11/05/2014 09/24/2013 01/15/2015 TM 72133, CUP 13-06, V 13-06 CUP 09-14 2650 Shadow Oak Drive (Fire Station No. 5) Installation of unmanned wireless telecommunications facility on existing 90- foot tall monopole 3/22/11; lease approved by CC on 4/19/11 I 04/14/2011 05/24/2011 , , , I 1 04/16/2012 I , 1933 and 1007 S. TM 70436 . Orange Ave. Subdivide 1.42 acres 12/02/2008 into 7 single family (Expires on lots and private street 12/0212016) I 1 1 PP 07-08 TM 70193 1 1 1 4101 S. Nogales' St. I . . Construct 33 condos on 1.67 acres 11/1112008 (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 Project # Address 4111 S. Nogales PP 08-06 St. Description of PC Project Approved Construct 5,160 so ft I 11/11/2008 commercial office I (Expires on building ! 11/11/2016) Bldg. Plan Check, Plan Check l , Permit Construction PD Mod ; Submittal L Approval 1 Grading ; Issued Status 11/11/2009,1 Resubmittal on 11/14/12