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09-12-2017 - Regular meeting, August 22, 2017 - No. 1.pdfUNADOPTED MINUTES AGENDA DATE: September 12, 2017 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, August 22, 2017 The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina Council Chambers, Commissioner Heng led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Heng, Holtz, Jimenez and Redholtz Absent: Castellanos (excused) City Staff Present: Anderson, Garcia, V Hernandez, Delostrinos and de Zara APPROVAL OF MINUTES: 1. Regular meeting, August 8, 2017 The minutes of August 8, 2017 were approved as submitted. OTHER MATTERS OR ORAL COMMUNICATIONS None CONSENT CALENDAR 2. EXTENSION OF TIME PRECISE PLAN NO. 14-03 VARIANCE NO. 14-23 ZONE CHANGE NO. 14-23 APPLICANT: Stephen Anderson LOCATION: 1388 E. Garvey Avenue So. Request for a second one-year extension for the construction of a storage facility. Planning Director Jeff Anderson presented the staff report. There was a short discussion regarding the location of the project. \\Storagel \planciata\PLANCOMNINUTES12017 MINUTESI8.22.17 minutes.doc Planning Commission Minutes Page 2 — August 22, 2017 Motion by Holtz, seconded by Jimenez, to approve a second one-year extension for Precise Plan No. 14-03, Variance No. 14-23 and Zone Change No. 14-23. Motion carried 4-0 (Castellanos absent, excused.) PUBLIC HEARINGS 3. CONDITIONAL USE PERMIT NOS. 16-16 THROUGH 16-24 AND 17-08 VARIANCE NOS. 16-15 AND 16-16 ADMINISTRATIVE USE PERMIT NOS. 16-61 THROUGH 16-72 SUBCOMMITTEE FOR DESIGN REVIEW NOS. 16-28 THROUGH 16-89 TREE REMOVAL PERMIT NO. 17-07 CATEGORICAL EXEMPTIONS APPLICANT: Jeff Tuck, South Hills Homes Partnership LOCATION: Lots on Sunrise Road, Skyview Lane, Rolling Hills Road, and Mountain Ridge Road REQUEST: Request to build new single-family homes on 12 existing lots. Conditional use permits are required for the size of the houses; variances are requested for minimum setbacks; administrative use permits for 2-story homes, retaining walls and balconies over 200 square feet in size. Subcommittee for Design Review is needed for the architecture; tree removal permit is for the removal of trees in the front setback. Assistant Planner Veronica Hernandez presented the staff report. During her presentation she told the Commission that staff was recommending denial of Variance No. 16-15. Chairman Holtz opened the public hearing. PROPONENT: Jeff Tuck, applicant, spoke to the Commission regarding changes made to the original plan and requested that both variances be approved. OPPONENTS: No one spoke in opposition to this request. Chairman Holtz closed the public hearing. There was a lengthy discussion regarding the second story setback, the size of the balconies and the requested variance. There was a discussion regarding a possible continuance of this matter to allow the applicant to eliminate the need for Variance No. 16-15. Mr. Tuck, applicant, requested that the Commission make a decision regarding the variance at this meeting. Storagellplandata\PLANCOMMAINUTES12017 MINUTESI8.22.17 minutes.doe Planning Commission Minutes Page 3 — August 22, 2017 Motion by Jimenez, seconded by Redholtz, to waive further reading and adopt Resolutions 17-5878 through 17-5898, approving Conditional Use Permit Nos. 16- 24 through 17-08, Administrative Use Permit Nos. 16-61 through 16-72 and Variance No. 16-16. Motion carried 4-0 (Castellanos absent, excused.) Motion by Jimenez, seconded by Redholtz, to waive further reading and adopt Resolutions 17-5999 denying Variance No. 16-15, Conditional Use Permit No. 16- 18 and Administrative Use Permit No. 16-67. Motion carried 4-0 (Castellanos absent, excused.) Chairman Holtz said these actions are final unless appealed to the City Council within ten (10) days. 4. PRECISE PLAN NO. 17-03 VARIANCE NO, 17-03 CONDITIONAL USE PERMIT NO. 17-19 ADMINISTRATIVE USE PERMIT NO. 17-19 CATEGORICAL EXEMPTION APPLICANT: Jeff Tuck, Bently Real Estate LOCATION: 2539 E Garvey Avenue North (former Mazda Dealership site) REQUEST: Request for the expansion and remodeling of an existing showroom building and modification of the site layout. A precise plan is requested for the expansion and remodeling of the existing showroom building (site plan and architecture review); and a variance to deviate from the required landscaping coverage. Planning Director Jeff Anderson presented the staff report. There was a short discussion by the Commission regarding a possible tenant for the renovated dealership, Chairman Holtz opened the public hearing. PROPONENT: Jeff Tuck, applicant representing Bendy Real Estate, said renovations were being made to attract possible tenants. Mr. Tuck also said the property would be made ADA compliant as part of the remodel. There was a short discussion with the Commission regarding possible tenants, storage of vehicles on the property, where the majority of the renovation would take place on the property and where the landscaping would be removed. OPPONENT: No one spoke in opposition. Chairman Holtz closed the public hearing. \\Storagel\plandata\PLANCOM\MINUTES12017 MINUTES18.22,17 minutes.doc Planning Commission Minutes Page 4 — August 22, 2017 There was a short discussion by the Commission regarding this project. It was the consensus of the Commission that the property was in need of a renovation, since this is a prime location for a car dealership and the renovation would help improve the surrounding area. Motion by Redholtz, seconded by Jimenez, to waive further reading and adopt Resolution No. 17-5900 approving Precise Plan No. 17-03. Motion carried 4-0 (Castellanos absent, excused.) Motion by Redholtz, seconded by Jimenez, to waive further reading and adopt Resolution No. 17-5901, approving Variance No. 17-03. Motion carried 4-0 (Castellanos absent, excused.) Chairman Holtz said these actions are final unless appealed to the City Council within ten (10) days. 5. CONDITIONAL USE PERMIT NO. 17-13 ADMINISTRATIVE USE PERMIT NO. 17-19 SUBCOMMITTEE FOR DESIGN REVIEW NO. 17-34 CATEGORICAL EXEMPTION APPLICANT: Ken and Christy Tan LOCATION: 1203 Inspiration Point REQUEST: Request for a conditional use permit and an administrative use permit to construct a 345-square foot first-story addition, a total of 934 square feet to the second story, and a 117 square foot balcony to the rear of an existing single-family residence, Assistant Planner Christine Delostrinos presented the staff report. She told the Commission that this home was part of the Taylor Morrison development. Staff recommended approval of the project. Staff told the Commission no one had contacted them regarding this project. Chairman Holtz opened the public hearing. PROPONENT: Ken Parsons, architect on the project, told the Commission he tried to keep the design of the addition consistent with the other homes in the area. He also agreed to the conditions of approval. OPPONENT: No one spoke in opposition. Chairman Holtz closed the public hearing, 11Storagellplandata\PLANCOM \MINUTES120] 7 MINUTES18.22.17 minutes.doc Planning Commission Minutes Page 5 — August 22, 2017 Motion by Redholtz, seconded by Jimenez, to waive further reading of the resolution and adopt Resolution No. 17-5902 approving Conditional Use Permit No. 17-13. Motion carried 4-0 (Castellanos absent, excused.) Motion by Redholtz, seconded by Jimenez, to waive further reading of the resolution and adopt Resolution No. 17-5903 approving Administrative Use Permit No. 17-19. Motion carried 4-0 (Castellanos absent, excused.) Chairman Holtz said these decisions are final unless appealed to the City Council within ten (10) days. 6. VARIANCE NO. 17-04 CATEGORICAL EXEMPTION APPLICANT: John Begin for JB Construction LOCATION: 2223 San Bernardino Road REQUEST: Request to deviate from the development standards for landscape coverage. Assistant Planner Christine Delostrinos presented the staff report. During her presentation she told the Commission the applicant was requesting a variance to reduce the amount of required landscaping. There was a short discussion by the Commission regarding notification of adjacent property owners. PROPONENT: John Begin, applicant and contractor on the project, spoke to the Commission regarding the request and answered questions by the Commission. OPPONENTS: No one spoke in opposition. Chairman Holtz closed the public hearing. There was a short discussion by the Commission regarding their support of this request. Motion by Redholtz, seconded by Holtz, to waive further reading of the resolution and adopt Resolution No. 17-5904 approving Variance No. 17-04. Motion carried 4-0 (Castellanos absent, excused.) Chairman Holtz said this decision is final unless appealed to the City Council within ten (10) days. \\Storagellplandata\PLANCOM\MINUTES12017 MINUTESI8.22.17 minutes,cloc Planning Commission Minutes Page 6— August 22, 2017 NON HEARING ITEMS 7. PLANNING COMMISSION AUTHORIZED PLANNING DIRECTOR'S MODIFICATION NO. 17-17 CATEGORICAL EXEMPTION APPLICANT: Lisa Hood LOCATION: 1000 & 1050 Lakes Drive (Lakes Office Building) Planning Director Jeff Anderson presented the staff report. There was a short discussion regarding the expansion of the freeway. No one offered comments regarding this matter. Motion by Jimenez, seconded by Redholtz, to approve Planning Director's Modification No. 17-17. Motion carried 4-0 (Castellanos absent, excused.) CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Redholtz — Commended Community Services Director Nicole Bresciani and her staff for the presentation of Concerts in the Park. Commissioner Jimenez — West Covina Day at the Fair will be on September 21, 2017. 8. PLANNING DIRECTOR'S REPORT: a. Forthcoming — September 12, 2017 b. Project Status Report — August. 2017 9. CITY COUNCIL ACTION: August 15, 2017 — The City Council introduced Ordinance No. 2320 approving Code Amendment No. 16-07, related to off-sale alcohol uses. ADJOURNMENT Chairman Holtz adjourned the meeting at 8:30 p.m. Respectfully submitted: Lydia de Zara Senior Administrative Assistant \\Storagellplandata\PLANCOM1MINUTES120 17 MINUTES \ 8.22.17 minutes.doe AGENDA ITEM NO. 2 DATE: September 12, 2017 PLANNING DEPARTMENT STAFF REPORT PRECISE PLAN NO. 16-02 ADMINISTRATIVE USE PERMIT NO. 17-26 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Raul Porto for Porto's Bakery and Café LOCATION: 1360 West Garvey Avenue South I. DESCRIPTION OF APPLICATION The project consists of a request for approval of a Precise Plan [per Section 26-226 of the West Covina Municipal Code (WCMC)] to construct a 21,943 square-foot bakery and cafe. The project also consists of a request for the approval of an administrative use permit to allow outdoor dining. The subject property is located adjacent to the Plaza West Covina Shopping Center on the southeast corner of Garvey Avenue South and South Sunset Avenue. Staff is recommending that the Planning Commission adopt resolutions approving the Precise Plan and Administrative Use Permit. ZACase FileAPP12016116-02 1360 W Garvey Ave S.Portos\PCIStaff Reportdoe PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017— Page 2 IL BACKGROUND The site is currently occupied with a vacant restaurant and nightclub (formerly Crazy Horse). The subject property is located in the Downtown Plan and Code, which was adopted in December of 2016. The application was submitted in October, 2016 and therefore is subject to the Zoning requirements in effect at that time. Therefore, for the purpose of this application, the Zoning designation of the site is "Regional Commercial". ITEM DESCRIPTION ZONING AND GENERAL PLAN "Regional Commercial" (R-C) and "Commercial" SURROUNDING LAND USES AND ZONING North: San Bernardino Freeway (Interstate 10) South: Sears Auto Center, "General Urban" East: Plaza West Covina, "General Urban" West: City Hall, Court House, Library, "Parks and Open Space" and "Civic Zone" CURRENT DEVELOPMENT Vacant 17,500 square foot building LEGAL NOTICE Notices of Public Hearing have been mailed to 310 owners and occupants of properties located within 300 feet of the subject site. ZACase FilesTP12016116-02 1360 W Garvey Ave S,Portos\PC\Staff Report.doc PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 — Page 3 HI. SUMMARY OF DATA . IX1TING Ul , i Lot Area 103,480 sq. ft. (2.375 Acres) No Change Existing Legal Lot. Building Square Footage 1st Floor 2nd Floor Total 17,500 sq. ft. - 17,500 sq. ft. 16,436 sq. ft. 3,981 sq. ft. 21,943 Height of All Buildings 36 ft. 26 ft. to 36 ft. -- Lot coverage 15,529 sq. ft. (0.151%) 16,436 sq. ft. (0.159%) 51,740 sq. ft. (50%) Maximum Landscape Entire Parcel 19,082 sq. ft. (18.4%) 18,730 sq. ft. (18.0%) 8,278 sq. ft. (8%) Setbacks Front (north) Facing West Garvey Avenue South Rear (south) Facing Plaza Dr. Side (west) Facing South Sunset Avenue Front Side (east) Facing Plaza West Covina Mall 92 feet 298 feet 30 feet 54 feet 64-112 feet 296 feet 16 feet 49-57 feet Average 15 feet Minimum 5 feet Average 15 feet Minimum 5 feet -- — ZACase Files\PP12016116-02 1360W Garvey Ave S.Portes\PCIStaff_Report.doe PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 — Page 4 IV. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting approval to allow the construction of a 21,943 square-foot two-story bakery and café on a 103,480-square foot lot. Approval of a Precise Plan is requested to allow the development of the building and to allow for up to 25 compact parking stalls. The subject property is located in the "Regional Commercial" (R-C) Zone'. In addition, a portion of City property (the slope along the east side of Sunset Avenue) has been vacated and is now part of the subject property. The site is located south of the San Bernardino Freeway (1-10) on the southeast corner of West Garvey Avenue South and South Sunset Avenue. The site is bordered by the I-10 Freeway on the north, the Plaza West Covina on the east and south and South Sunset Avenue and City Hall, the Court House and the Library to the west. The property is currently occupied by a vacant 17,500 square-foot restaurant/nightclub (formerly Crazy Horse). Porto's Bakery and Cafe currently operates in the cities of Burbank, Downey, Glendale and Buena Park. Porto's Bakery is a unique family owned and operated bakery specializing in baked goods and Cuban food. Precise Plan The proposed development will be visible from the surrounding area, which includes the 1-10 Freeway, the Plaza West Covina and South Sunset Avenue. Proposed construction consists of a 21,943-square-foot, two-story bakery and café. Surface parking is located on the north, east and south sides of the building. The site has two driveway approaches; one from West Garvey Avenue South and one from Plaza Drive via South Sunset Avenue. Landscaped areas are located along the front of the building, around the perimeter of the property, and in the parking lot Architecture The proposed building is contemporary in style and provides for a variety of articulation in building surfaces. The building includes two floors and the facade design will include varying roof heights. Building heights range from 26 feet to 36 feet as measured from the finished grade. The east elevation will be the main entrance and the facade will include a variety of materials, including large floor to ceiling windows, exposed structural members on the east, north, and west facades consisting of black painted steel, and natural cedar. The exterior of the building will also include dark bronze dutch seam metal panels, split-face limestone, travertine stone veneer, and gray colored smooth finish 1 The application was submitted in October, 2016 and therefore is subject to the Zoning requirements in effect at that time. Therefore, for the purpose of this application, the Zoning designation of the site is "Regional Commercial". ZACase Files\PP12016116-02 1360W Garvey Ave S.Portos\PG\Staff Report.doc PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 —Page 5 cement plasterer. The north elevation includes an outdoor dining patio. Trash compactors will be located on the southwest side of the building. Custom wall light fixtures are proposed to provide accent lighting against the building at night. Parking & Circulation The Zoning Code requires a total of 113 parking spaces based on restaurant, outdoor dining, and retail and office occupancies at the site. The Municipal Code requires one parking space for every 250 square feet of floor area for retail businesses and one parking space for every 300 square feet of office uses. The proposed retail area on the first floor requires 49 parking spaces and the proposed office area on the second floor requires 13 for a total of 62 spaces required. The parking requirement for a restaurant is one parking space for every 3.5 permanent seats within a restaurant as well as one parking space for every 5 seats of outdoor dining. The bakery and cafe is proposed to have 100 seats and 108 outdoor dining seats, requiring 51 parking spaces. Therefore, the applicant is proposing a total of 138 parking spaces where 113 parking spaces are required. The site plan shows that a total of 138 parking spaces (including 25 compact spaces, or 21.2 percent of the total number of spaces) will be provided. The Parking Lot Lighting Standards allow for up to 35 2 percent of the total number of parking spaces to be compact (which in this case would be up to 48 spaces). The applicant has expressed their desire to include compact spaces in the plan. Compact spaces would allow 25 spaces. The applicant prefers using compact spaces as it maximizes the number of parking spaces and compact spaces have worked in some of their other locations. All of the proposed compact spaces are located in a row on the east side of the building. Staff does not recommend that the compact spaces be located together in one area. Rather, the spaces should be located throughout the site. If the spaces are grouped together in one area, drivers of full size vehicles tend to park in the compact spaces, sometimes taking up two parking spaces instead of one. Therefore, staff has recommended designing the row of spaces as standard spaces which would yield 16 parking spaces, instead of the 25 compact spaces proposed by the applicant Due to the popular response Porto's has received when opening new stores, the City has entered into a Lease Agreement with the applicant to lease parking spaces located on the top deck of the City Hall parking structure, and parking spaces in front of City Hall. The applicant indicated they would like to ensure that they can address and alleviate parking demands for the bakery and café. The parking spaces would be used for the employees of the bakery and café only during hours and/or days City Hall is closed. The Lease Agreement is included herein as Attachment 4. 2 In excess of the first 20 spaces. ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC\Staff Report.doc PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 — Page 6 Landscaping Of the 65 existing trees on the site, 47 are proposed to be removed during construction. The trees to be removed are either dying, dead, volunteer growth, an invasive species or pose a risk to the building. None of these trees meets the definition of "significant" per Section 26-289 of the West Covina Municipal Code (WCMC). Therefore, a Tree Removal Permit is not required. The applicant is proposing to landscape 17,0% percent of the site, which will provide a total of 17,586 square feet of landscaping. The Municipal Code requires that a minimum of eight percent of the area of commercially zoned sites be landscaped. The perimeter of the parking lot will be landscaped with a mixture of ground cover, shrubs and trees. Landscaping will consist of an array of drought tolerant plants. The site will include a decorative trellis planted with vines will partially cover the walkway on the east side of the parking lot. A final landscape and irrigation plan is required per the conditions of approval. Development Impact Fees The City adopted Development Impact Fees in December, 2015. In this case, the fees are currently $1.48 (for Fiscal Year 2017-2018) per net square foot of new building area. The estimated development impact fees are: Total square footage of proposed project - 21,943 Total square footage of existing buildings on the site - 17,500 Total net new square footage - 4,443 x 1.48 = $6,575.64 IV. GENERAL PLAN CONSISTENCY The project site is designated as "Commercial" in the City's General Plan. The proposed project is consistent with the following General Plan Policies and Actions: P2.1 Maintain and enhance the City's current tax base. P2.3 Focus new growth in the Downtown Area to create vibrancy and invest in key public improvements. P3,4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. The proposed precise plan is consistent with the General Plan. ZACase FilesTP12016116-02 1360W Garvey Ave S.Portos TOStaff Report.doc PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 —Page 7 V. REQUIRED FINDINGS Findings are required in order to allow the Planning Commission to approve the Precise Plan and Administrative Use Permit. Findings are required to be made for each of the individual entitlements. For specific findings, refer to each individual resolutions (Attachment Nos. 2- 3). Precise Plan Findings necessary for the approval of precise plan for the construction a 21,943 square-foot bakery and cafe with proposed landscaping on a 2.375 acre 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 project site is designated as "Commerce" in the City's General Plan. The proposed project is consistent with the following General Plan goals: P2.1 Maintain and enhance the City's current tax base P2.3 Focus new growth in the Downtown Area to create vibrancy and invest in key public improvements. P3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. The proposed precise plan is consistent with the General Plan. The proposed compact parking spaces are consistent with Planning Commission Resolution No. 2513, Revision No. 9. 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 project consists of a proposal to construct a 21,943 square-foot two-story cafe and bakery and provide 138 parking spaces (up to 25 compact parking spaces). The proposed project includes parking and landscaping improvements. The proposal complies with the requirements of the "Regional Commercial" (R-C) Zone. The proposed project meets all applicable development standards for the R- C zone. Applicable development standards in the Zoning Code include but are not limited to screening requirements; building colors, materials, finishes and exterior design; landscape criteria; building coverage; height limit; and off-street parking requirements. ZACase Files\PP12016\16-02 1360 W Garvey Ave S.Portos\PC1Staff Report.doc PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 —Page 8 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 is surrounded by non-residential commercial and office uses. The location of the bakery and café near Plaza West Covina allows for synergy between the uses, which could be beneficial for both entities. The project will include landscaping throughout the site, and outdoor seating areas for patrons. 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. The proposed project will be located at the southeast intersection of South Sunset Avenue and West Garvey Avenue South. The Regional-Commercial zoning designation allows for a wide array of uses including a restaurant and bakery. The proposed development will be accessed from Plaza Drive and West Garvey Avenue South. The site is 2.4 acres and is physically suitable for the proposed project and adequate to accommodate the size and shape of the building, parking and all required development standards set forth in the West Covina Municipal Code. The subject project is an infill development and is therefore located within an urbanized area where utility connections are readily available. 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 to not interfere with orderly development in the vicinity. The proposed building is contemporary in style and provides for a variety of articulation in building surfaces. The building includes two floors and the facade design will include varying roof heights. Building heights range from 26 feet to 36 feet as measured from the finished grade. A variety of materials will be used on the facades, including steel, standing seam metal, glass, wood and stone. Black steel canopies will be placed on the east, west and south facades. ZACase Files\PP12016116-02 1360W Garvey Ave S.Portos\PC\Staff Repo/tdoe PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 — Page 9 Administrative Use Permit Findings necessary for the approval of an administrative use permit for outdoor dining are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well-being of the neighborhood or community. The proposed outdoor dining at this particular site would provide a service and dining possibilities 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 Regional Commercial Zone and is consistent with the surrounding uses. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed outdoor dining 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. C. That the site fbr the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. The site for the proposed outdoor dining is adequate in size and is shaped to accommodate the use. The subject property is located on a 2.375-acre parcel. The subject property will include adequate parking for the patrons and the employees. As part of the site design, there will be 18,730 square feet of landscaping and the building coverage will be 16,436 square feet. The applicant proposes 138 parking spaces. Z:\Case Files\PP12016116-02 1360 W Garvey Ave S.Portos\PCIStaff Report.doe PP 16-02, AIR 17-26 1360 West Garvey Avenue South September 12, 2017 — Page 10 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. Regional Commercial (R-C) uses shall have access to a four-lane or wider street or highway (WCMC Sec. 26.539-b). The project site is located on the east side of a principle arterial, South Sunset Avenue (four-lane Street), south of a principle arterial, West Covina Parkway (six-lane Street). There are two vehicular access points which are located on South Sunset Avenue and one vehicular access point on West Garvey Avenue South. e. That the granting of such administrative use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the administrative use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The proposed outdoor dining and the site design is consistent with the General Plan of the City. VI. ENVIRONMENTAL DETERMINATION The initial study prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. A Mitigated Negative Declaration of Environmental Impact (MND) has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. The MND was circulated for public review and comment for 30 days, starting on August 1, 2017 and ending on August 30, 2017. The MIND is provided herein as Attachment 6. Comments were received from South Coast Air Quality Management District, California Department of Transportation (Caltrans), and the State Clearinghouse. A response to comments was prepared as is provided as Attachment 5. ZACase Files\PP12016116-02 1360W Garvey Ave S.Portos\PC\Staff Reporldoe PP 16-02, AUP 17-26 1360 West Garvey Avenue South September 12, 2017 — Page 11 Traffic A traffic study prepared by Transpo Group in August, 2016 was submitted for the project to assess potential traffic impacts. In order to evaluate the potential impacts to the local street system, sixteen intersections were analyzed. The intersections studied were: 1. W. Pacific Ave — W Covina Pkwy/1-10 WB Ramps 2. W Covina Pkwy/1-10- EB Ramps — W Garvey Ave S 3. W Covina Pkwy/Toluca Ave 4. N Sunset Ave/W Garvey Ave N 5. W Garvey Ave N/1-10 WB Ramp 6. S Sunset Ave/Plaza Dr 7. S Sunset Ave/W Covina Pkwy 8. S Sunset Ave/W Cameron Ave 9. Fashion Plaza Way/W Covina Pkwy 10. California Ave/W Covina Pkwy 11. N Vincent Ave/1-10 WB Ramps 12. S Vincent Ave/1-10 EB Ramps 13. S Vincent Ave/Plaza Dr. — Lakes Dr 14. S Vincent Ave/W Covina Pkwy 15. S Glendora Ave/S Vincent Ave 16. S Glendora Ave/W Covina Pkwy Valinda Ave The findings of the traffic study indicate that the proposed bakery and café would generate approximately 305 a.m. peak hour trips and 452 p.m. peak hour trips. The project would not add more than 0.02 to the volume to capacity ratio during any peak hour and would not be considered an impact. Therefore, no impacts are expected with the project under Cumulative with-project conditions. Air Quality According to the Air Quality Study prepared by Ultrasystems, the construction and operation emissions are below significant regional thresholds. The cumulative short-term, construction-related emissions and long-term, operational emissions from the project will not contribute considerably to any potential cumulative air quality impact because short- term project and operational emissions will not exceed any SCAQMD daily threshold. Z:\Case Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC\Staff Report.doc PP 16-02, AIX 17-26 1360 West Garvey Avenue South September 12, 2017— Page 12 VII. CONCLUSION The proposed project is in compliance with the Zoning Code. The project will also replace a vacant building/site in the Downtown area and is compatible with the surrounding commercial and Civic Center uses in the area and will result in additional dining opportunities to the neighboring residential and business area. Additionally staff has provided discussion regarding the proposal to include 25 compact spaces along the easterly side of the building. Staff is recommending approval of the proposed project, as the proposed building layout and use are appropriate for the site. Staff is recommending the parking spaces be installed as standard parking spaces. VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions certifying the Mitigated Negative Declaration of Environmental Impact, and approving Precise Plan No. 16-02, and Administrative Use Permit No. 17-26. PREPARED BY: OteL, /Of, Paula Kelly Contract Planner REVIEWED AND APPROVED: Jeff/Aiedefson, AICP Plaiming Director Attachments: Attachment 1 — Draft Mitigated Negative Declaration Resolution for Approval Attachment 2 — Draft Precise Plan No. 16-02 Resolution for Approval Attachment 3 — Draft Administrative Use Permit No. 17-26 Resolution for Approval Attachment 4— Parking Lease Agreement Attachment 5 — Response to Comments on IS/MND Attachment 6 — Compact Disc of the Initial Study/Mitigated Negative Declaration, Traffic Impact Study, (Available for review by the public at the Library, Police Department, Planning Department, City's Website — Planning Department) Attachment 7 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) Z:1Case Files1PP12016116-02 1360 W Garvey Ave S.Portes\PC\Staff Reportdoe ATTACHMENT NO. 1 RESOLUTIONNO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR PRECISE PLAN NO. 16- 02, AND ADMINISTRATIVE USE PERMIT NO. 17-26 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Raul Porto for Porto's Bakery and Café LOCATION: 1360 West Garvey Avenue South WHEREAS, there was filed with this City, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to: Construct a 21,943 square-foot bakery and café and provide up to 25 compact parking spaces on that certain property described as: Assessor's Parcel No. 8474-003-062, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA); and WHEREAS, an initial study was prepared for said project; and WHEREAS, based upon the findings of the initial study, it was determined that the proposed project will not have a significant impact on the environment and will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the California Fish and Game Code; and WHEREAS, a Mitigated Negative Declaration of Environmental Impact was prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act of 1970, as amended, and mitigation measures are included in said Negative Declaration in support of the finding that there will not be a significant effect on the environment as a result of this project. ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PCINeg Dec Reso.doe Resolution No. September 12, 2017— Page 2 WHEREAS, the Planning Commission, upon giving the required notice, did on the 12th day of September, 2017 conduct a duly advertised public hearing to consider the subject application, at which time the Planning Commission adopted Resolution No. approving the Mitigated Negative Declaration; and NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: 1. After receiving and considering all determinations, studies, documents, and recommendations, as well as other appropriate public comments, the Planning Com_mission of the City of West Covina hereby certifies the Mitigated Negative Declaration of Environmental Impact, subject to compliance with the mitigation measures that are recommended in the Mitigated Negative Declaration of Environmental Impact as set forth in Exhibit A. 2. Non-compliance with the aforementioned mitigation measures as by the monitoring department/agency and any measures taken to correct said non-compliance shall be immediately reported to the Planning Department on the City of West Covina Monitoring Checklist Form. 3. The applicant agrees to implement the aforementioned mitigation measures and monitoring or reporting requirements. 4. Failure to comply with any aforementioned mitigation measures and/or monitoring or reporting requirements will result in a written notice of violation from the City to the applicant at which time the City may order that all or a portion of pre- construction, construction, post-construction activity or project implementation must cease until compliance is reached. 5. The California Environmental Quality Act (CEQA) and State and local guidelines, rules, regulations, and procedures adopted pursuant thereto permits the City of West Covina to impose any fees or charges associated with implementing the above monitoring program upon the applicant. Z:\Case Files\PP12016116-02 1360 W Garvey Ave S.Portes\PC\Neg Dee Reso.doe Resolution No. September 12, 2017— Page 3 I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 12th day of September, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: September 12, 2017 EXPIRATION DATE: September 12, 2018 If not used. Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC\Neg Dec Reso.doe Resolution No. September 12, 2017 — Page 4 EXHIBIT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND MITIGATION MONITORING AND REPORTING PROGRAM nease Files\PP12016116-02 1360W Garvey Ave S.Portos\PC1Neg Dec Reso.doe • MITIGATION MONITORING & REPORTING PROGRAM 7.0 MITIGATION MONITORING AND REPORTING PROGRAM The Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with § 21081.6 of the Public Resources Code and § 15097 of the California Environmental Quality Act (CEQA) Guidelines, which require all state and local agencies to establish monitoring or reporting programs whenever approval of a project relies upon a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR). The MMRP ensures implementation of the measures being imposed to mitigate or avoid the significant adverse environmental impacts identified through the use of monitoring and reporting. Monitoring is generally an ongoing or periodic process of project oversight; reporting generally consists of a written compliance review that is presented to the decision-making body or authorized staff person. It is the intent of the 1VINIRP to: (1) provide a framework for document implementation of the required mitigation; (2) identify monitoring/reporting responsibility; (3) provide a record of the monitoring/reporting; and (4) ensure compliance with those mitigation measures that are within the responsibility of the City to implement. The following table lists impacts, mitigation measures adopted by the City in connection with approval of the proposed project, responsible and monitoring parties, and the project phase in which the measures are to be implemented. 6009/Porto's Bakery and Café Project Page 7-1 Initial Study/Mitigated Negative Declaration August 2017 , 4. MITIGATION MONITORING & REPORTING PROGRAM • Table 7.0-1 PROGRAM MITIGATION MONITORING AND REPORTING : • - Tartri8t: mrtioxylogmEAS..ffitg'. . .. RESPONSIBLE -tpNrrog!2N 'RAO* :. , - .:: .. • .- - • • • • . .: - r.: .: • .•:: - - : .: : - - A ON.- ,i . •• :.: woReMENT .Actvcr ,.... :-..:::•---:. - . ... Z. ApENKY. MONITORING rias.g.... : . .. _ . ..... .. . ... . B OLOGICAL RESOURCES Construction of the proposed project may affect biological resources during certain breeding periods. BR-1: Construction during Breeding Season - Nesting Birds Project activities that will remove or disturb potential nest sites will be scheduled outside the breeding bird season. The breeding bird nesting season is typically from February 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. If construction cannot be avoided during the breeding season, a qualified biologist will conduct a pre-construction survey for breeding birds, and active and potential nesting sites within the limits of project disturbance up to seven days prior to . . . . . mobihzaton, staging and other disturbances. If an active bird nest is identified during the pre-construction survey and would potentially be impacted, then a buffer zone signifying no project activity would be delineated on maps, marked by fencing, staking, flagging at a distance to be determined by the biologist. The recommendations of the preconstruction survey will be implemented by the contractor. City of West Covina Field Verification City of West Covina City of West Covina During Construction GREENHOUSE GAS EMISSIONS Development of the proposed project may affect greenhouse gas emission during construction and operation. GHG-1 Do not use fossil-fuel burning fireplaces. GHG-2 Use only electric lawnmowers and leaf blowers for landscaping maintenance. GHG-3 The building design will exceed Title 24 requirements for energy savings by 15%. GHG-4 Install high-efficiency lighting. GHG-5 Use energy-efficient dishwashers and refrigerators. GIIG- 6 Install low-flow faucets and toilets in bathrooms and low-flow faucets in the kitchen. GHG-6 institute a recycling program to reduce waste disposed by at least 15 percent more than already required. City of West Covina Field Verification City of West Covina City of West Covina During Construction HAZARDOUS MATERIALS Construction of theproposed project may affect biological resources during certai n breeding periods. HAZ-1: Performance Abatement Specification An asbestos based materials survey shall be conducted to determine the presence of hazardous materials within the existing building. A copy of the report shall be th provided to e City prior to issuance of a demolition permit. If Asbestos-Containing Materials (ACMs) are detected, the project applicant shall develop and submit to the City a performance abatement specification for the removal of ACMs including the City of West Covina Field Verification City of West Covina City of West Covina During Construction 6009/Porto's Bakery and Cafe Project Page 7-2 Initial Study/Mitigated Negative Declaration August 2017 • MITIGATION MONITORING & REPORTING PROGRAM • EIVF,04111VIENT.liqNpr 2 MONTTORMAGENCY iblITCWING PHASE utilization of proper work practices to avoid exposure. All measures outlined in the specification must be implemented during demolition activities. 6009/Porto's Bakery and Cafe Project Page 7-3 Initial Study/Mitigated Negative Declaration August 2017 ATTACHMENT NO. 2 PLANNINGCOMMISSION RESOLUTIONNO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 16-02 PRECISE PLAN NO. 16-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Raul Porto for Porto's Bakery and Café LOCATION: 1360 West Garvey Avenue South WHEREAS, there was filed with this City, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to: Construct a 21,943 square-foot bakery and café and allow up to 25 compact parking spaces on that certain property described as: Assessor's Parcel No. 8474-003-062, in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 12th day of September, 2017, conduct a duly advertised public hearing as prescribed by law to consider said application. WHEREAS, an Administrative Use Permit for outdoor seating has been submitted for the development of the project; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting approval of a precise plan to approve the design and allow the construction of a 21,943 square-foot café and bakery and to allow up to 25 compact parking spaces. 2. Appropriate findings for approval of a precise plan of design are as follows: ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC1PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12, 2017 - Page 2 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. 3. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The project site is designated as "Commercial" in the City's General Plan. The proposed project is consistent with the following General Plan goals: P2.1 Maintain and enhance the City's current tax base. P2.3 Focus new growth in the Downtown Area to create vibrancy and invest in key public improvements. P3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing, ZACase Files\PP12016116-02 1360W Garvey Ave S.Portos\PC\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12, 2017 - Page 3 The proposed precise plan is consistent with the General Plan. The proposed compact parking spaces are consistent with Planning Commission Resolution No. 2513, Revision No. 9. b. The project consists of a proposal to construct a 21,943 square-foot two-story cafe and bakery and provide 138 parking spaces (up to 25 compact parking spaces). The proposed project includes parking and landscaping improvements. The proposal complies with the requirements of the "Regional Commercial" (R-C) Zone. The proposed project meets all applicable development standards for the R-C zone. Applicable development standards in the Zoning Code include but are not limited to screening requirements; building colors, materials, finishes and exterior design; landscape criteria; building coverage; height limit; and off-street parking requirements. c. The proposed project is surrounded by non-residential commercial and public institutional uses and the proposed project will be compatible with these uses. The proposed project is surrounded by non-residential commercial and office uses. The location of the bakery and cafe near the Plaza West Covina allows for synergy between the uses, which could be beneficial for both entities. The project will include landscaping throughout the site. 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 proposed project will be located at the southeast corner of the intersection of West Garvey Avenue South and South Sunset Avenue. The Regional- Commercial zoning designation allows for a wide array of uses including restaurants and retail uses. The proposed development will be accessed from Plaza Drive and West Garvey Avenue South. The site is 2.375 acres and is physically suitable for the proposed project and adequate to accommodate the size and shape of the building, parking' and all required development standards set forth in the West Covina Municipal Code. The subject project is an infill development and is therefore located within an urbanized area where utility connections are readily available. e. The building design is contemporary in style and provides for a variety of articulation in building surfaces and a variety of facade materials. The building includes two floors. The facade design will include varying roof heights. Building heights range from 26 feet to 36 feet as measured from the finished 1 All required parking will be accommodated on the site. However, overflow parking will also be provided in the City-owned structure directly across the street along South Sunset Avenue at the Civic Center, subject to approval of a Lease Agreement between and City and the Applicant. Z:\Case Files\PP\2016\16-02 1360 W Garvey Ave S.Portos\PC\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12,2017 - Page 4 grade. A variety of materials will be used on the facades, including steel, standing seam metal, glass, wood and stone. Black steel canopies will be placed on the east, west and south facades. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 16-02 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. 3. That the precise plan shall not be effective for any purpose until the applicant (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 applicant (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the precise plan is subject to the following conditions: PLANNING DEPARTMENT a) Comply with plans reviewed by the Planning Commission on September 12, 2017. b) These conditions of approval shall be printed on or attached to the working drawings submitted to the Building Division for approval c) Where indicated on the plans decorative paving shall be provided, subject to the review and approval of the Planning Director. d) That the project complies with all requirements of the "Regional Commercial" Zone and all other applicable standards of the West Covina Municipal Code. e) The approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. 0 The approved use shall be in compliance with the Noise Ordinance (Chapter 15). g) This approval shall become null and void if the building permit is not obtained within one (1) year of the date of this approval. Z:\Case Files\PPI2016\16-02 1360 W Garvey Ave S.Porios\PCIPP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12, 2017 - Page 5 h) The applicant shall sign an affidavit accepting all conditions of this approval. i) 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. j) Graffiti-resistant coatings shall be used on all walls, fences, sign structures or similar structures to assist in deterring graffiti. k) Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. 1) 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. m) All outstanding fees and Development Impact Fees will be due at the time of building permit issuance. n) All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). o) 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. p) All approved materials and colors shall be clearly indicated on the plans. q) Areas where a two-foot parking space overhang is utilized shall not be calculated as landscaped area for purposes of complying with minimum landscape requirements. r) All new ground-mounted, wall-mounted and/or roof-mounted equipment not shown on the approved plans shall be screened from all views, in a manner that is architecturally compatible with the main building. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval prior to the issuance of building permits. s) The location of new electrical transformers, vaults, antennas, mechanical and all other equipment not indicated on the approved plans must be approved by the Planning Director prior to the issuance of building permit. Provide construction details prior to issuance of a building permit. t) All new pole mounted parking lot lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PCIPP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12, 2017 - Page 6 u) 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. v) 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. w) The parking lot shall comply with requirements of the Parking Lot Design and Lighting standards. x) 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. The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure washed as needed to maintain the site in a clean and orderly manner. z) Prior to fmal building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and executive order 13-29-15 shall be submitted for all planted areas to be affected by project. 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. aa) 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. bb) Prior to issuance of a building permit and in accordance with SCMC, provide a waste recycling collection and loading area and a waste recycling program. cc) Any sidewalk, hardseape 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. dd) Prior to requesting a final inspection, the Planning Department shall inspect the development. ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PCIPP Reso.doc Planning Commission Resolution No, Precise Plan No. 16-02 September 12, 2017 - Page 7 ee) All new utilities shall be placed underground prior to issuance of Certificate of Occupancy per WCMC 23-273. if) The applicant shall execute an indemnity agreement, in a form provided by the City and approved by the City Attorney, indemnifying the City against any and all actions brought against the City in connection with the approvals set forth herein. gg) All parking facilities shall comply with the "Parking Lot Design and Lighting Standards." hh) The applicant shall meet any and all monitoring or reporting requirements necessary to ensure compliance with the mitigation measures contained in the Mitigated Negative Declaration of Environmental Impact as those may be determined by the City, including, but not limited to, entering into an agreement to perform and/or for monitoring and reporting during project construction and implementation. The applicant further agrees it will cease construction of the project immediately upon written notice of a violation of such requirement and that such a provision may be part of any agreement of City and applicant. ii) Comply with the mitigation measures as outlined in the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program dated September 12, 2017. jj) The City adopted Development Impact Fees in December, 2015. In this ease, the fees would be $1.48 per net square foot of new building area: Total square footage of proposed project - 21,943 Total square footage of existing buildings on the site - 17,500 Total net new square footage - 4,443 x 1.48 = $ 6,575.64 kk) Street trees for Sunset Avenue are Canary Island Pine, Eucalyptus or Gingko. 11) During construction, the delivery of materials and equipment, outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. BUILDING DIVISION a) All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. b) Building design shall comply with the 2016 California Building Code (CBC) c) Separate application(s), plan check(s), and permit(s) is/are required for: i. Demolition work ZACase Files1PP12016116-02 1360 W Garvey Ave S.Portos\PC\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12,2017 - Page 8 Signs Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) iv. Plumbing v. Mechanical vi. Electrical d) Complete architectural plans prepared a by State licensed architect will be required. Submit design for review at formal plans review. e) Complete structural plans with calculations by State licensed engineer or architect will be required. Submit design for review at formal plans review. fj Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. Compliance to California Green Building Code will be required. Submit design for review at formal plans review. h) Separate plumbing, mechanical and electrical plan check will be required. Submit design for review at formal plans review. i) 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. j) Los Angeles County Health Department approval is required for restaurant/kitchen/other food services. - Phone (626) 430-5560. k) Los Angeles County Approval is required for construction over storm drains. Submit conditions of approval for review. 1) Sanitation District Industrial Waste approval or waiver is required. Please contact (562) 699-7411, Ext 2900 for additional information. m) All new on-site utility service lines shall be placed underground. WCMC 23- 273. n) A complete code analysis is required. Address type of construction, occupancy, exiting, allowable areas, allowable heights, etc. Provide a summary on the drawing. o) Compliance with the State of California Accessibility regulations is required, including: ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12,2017 - Page 9 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. Accessible parking: Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. 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. iv. All employee areas shall be accessible including behind counters, lounge and dressing/locker rooms v. All restrooms serving the building shall be accessible. vi. Aisles and seating shall be accessible. vii. 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. 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 on all new buildings exceeding five thousand (5,000) square feet in floor area. Total plumbing fixtures required shall be determined by California Plumbing Code (CPC). Provide table on the plans. r) Grease interceptor is required. Design and installation shall comply with California Plumbing Code. s) Type I grease duct is required. Provide complete design per California Mechanical Code. t) 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). u) Provide accessible path of travel from public sidewalk. v) Provide two exits out of DINING ROOM 106. Occupant load exceeds 50. ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC\PP Reso.cloc Planning Commission Resolution No. Precise Plan No. 16-02 September 12, 2017 - Page 10 w) Design building for mixed occupancy per CBC Chapter 5. Occupancy separation maybe required between A2 and 13/F. x) Interior stairways shall be enclosed per CBC§ 1022 and shall be provided with an exterior exit stairs. Exterior wall along west side shall be designed to comply with CBC§ 705 in regards to fire rating and opening protectives. ENGINEERING DIVISION a) 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. b) 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. c) The required street improvements shall include those portions of Garvey Avenue, Sunset Avenue, and Plaza Drive contiguous to subject property to include: i. Remove and reconstruct existing driveway approaches and curb access ramps. ii. Repair all damaged curbs, gutters and sidewalks. iii. Maintain the widths of existing sidewalks along Garvey Avenue, Sunset Avenue, and Plaza Drive. Install Street trees in tree wells shall at the rear of the sidewalks with irrigation contiguous to subject property where possible. d) Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. e) 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. 0 Prior to issuance of Building Permit, all of the following requirements shall be satisfied: i. 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. ii. A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12,2017 - Page 11 conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the City Engineer. iii. 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. iv. A soil erosion and sediment control plan shall be submitted to and approved by the Planning Department and Engineering Division. 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. h) Construct trash enclosure with solid cover in compliance with Los Angeles Regional Water Quality Control Board requirements. POLICE DEPARTMENT a) CCTV System Requirements • 960H (960 x 480) recording resolution • H.264 video compression • Real-time recording 30 fbs per channel @ 960 resolution • 048 bit rate • 1 TB hard disk drive at a minimum and larger if the number of cameras require more storage to meet the 30 day storage minimum • Fixed cameras with complete coverage of areas that do not infringe on the privacy of patrons, PTZ (pan, tilt, zoom) optional • Recordings preserved for a minimum of 30 days (30 day loop minimum) • DVR must contain a USB port for police department personnel to easily access system and download video FIRE DEPARTMENT • NFPA 13D/13R113 Fire Sprinkler System • NFPA 72 — Fire Alarm/Fire Sprinkler Monitoring System • NFPA 17/17A Dry/Wet Chemical Extinguishing System • NFPA 10 — Portable Fire Extinguishers • New Fire Flow Test Required • Required Fire Flow of 2000 GPM @20 PSI for 2 hours. • Provide/ensure 2 fire hydrant within 250 feet of the property line. • Provide a minimum 20-foot clear fire lane, driveway to driveway. ZACase Files\PP12016116-02 1360 W Garvey Ave S.Portos\PC\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-02 September 12, 2017 - Page 12 • NOTE: Additional Fire Department Requirements may be set upon future review of a full set of architectural plans. I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 12 th day of September, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: September 12, 2017 EXPIRATION DATE: September 12, 2018 If not used. Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:\Case Files\PP12016 116-02 1360 W Garvey Ave S.Portos\PC\PP Reso,doc ATTACHMENT NO. 3 PLANNINGCOMMISSION RESOLUTIONNO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 17-26 ADMINISTRATIVE USE PERMIT NO. 17-26 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Raul Porto for Porto's Bakery and Café LOCATION: 1360 West Garvey Avenue South WHEREAS, there was filed with this City a verified application on forms prescribed by the Commission, a request for an administrative use permit to allow outdoor seating on that certain property generally described as: Assessor's Parcel No. 8474-003-062, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, as provided for under Municipal Code Section 26-270(c), the Planning Director elected to transfer the matter of the proposed administrative use permit directly to the Planning Commission for consideration; and WHEREAS, a precise plan for the construction of a 21,943 square-foot café and bakery and to allow up to 25 compact parking spaces has been submitted; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 12th day of September, 2017 conduct a duly advertised public hearing as prescribed by law; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1. The applicant is requesting an administrative use permit to allow outdoor seating at 1360 West Garvey Avenue South. The property is located within the "Regional Commercial" (R-C) Zone. 2. This administrative use permit application is submitted in conjunction with a request for approval of Precise Plan No, 16-02 to approve the design and allow the construction of the 21,943 square-foot building. ZACase FilesTP12016116-02 1360 W Garvey Ave S.Portos AUP Reso Outdoor Dining.doe Planning Commission Resolution No. Administrative Use Permit No. 17-26 September 12, 2017 - Page 2 3. Appropriate findings for approval of an Administrative Use Permit for outdoor seating are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well-being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust 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. e. That the granting of such administrative use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. 4. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings regarding the Plan for Outdoor Seating: a. The proposed Outdoor Seating at this particular site would provide a service and dining possibilities 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 appropriate in the context of the Regional Commercial Zone and is consistent with the surrounding uses. Z:1Case Filos1131312016116-02 1360W Garvey Ave S.Portos\PC \AUP Rcso Outdoor Dining.doc Planning Commission Resolution No. Administrative Use Permit No. 17-26 September 12, 2017 - Page 3 b. The proposed Outdoor Seating 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. c. The site for the proposed Outdoor Seating is adequate in size and is shaped to accommodate the use. The subject property is located on a 2.38-acre parcel. The subject property will include adequate parking for the patrons and the employees. As part of the site design, there will be 18,730 square feet of landscaping and the building coverage will be 16,436 square feet. The applicant proposes 138 parking spaces (a total of 113 parking spaces are required). d. The subject property abuts streets and highways adequate in width and improvements to carry the traffic generated by the proposed use. Regional Commercial (R-C) uses shall have access to freeways or four-lane or wider street or highway (WCMC Sec. 26.539-b). The project site is located on the east side of a principle arterial, Sunset Avenue (four-lane street), south of the I-10 Freeway. There are two vehicular access points which are located from Plaza Drive and West Garvey Avenue South. e. The granting of the administrative 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 restaurant and the site design is consistent with the General Plan of the City. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 17-26 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 Commission or City Council. 3. 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 precise plan as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. ZACase FilesTP12016116-02 1360 W Garvey Ave S.Portos1PC\AUP Reso Outdoor Dining.doe Planning Commission Resolution No. Administrative Use Permit No. 17-26 September 12, 2017 - Page 4 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the Administrative Use Permit is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on September 12, 2017. b) Comply with all requirements of the "Regional Commercial" (R-C) Zone and all other applicable standards of the West Covina Municipal Code, particularly Chapter 26, Article X. c) Any proposed change to the approved study plans or operational plan must first be reviewed by the Planning Department, Building Division, Fire Department, Police Department, and shall require the written authorization of the Planning Director prior to implementation. d) A total of 84 outdoor seats will be allowed in conjunction with this Administrative Use Permit. Any increase in the number of seats shall require approval by the Planning Director. e) Obtain all required Fire Department, Engineering Division, and Building Division permits. 1 HEREBY CERTIFY that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina at a regular meeting held on the 12 th day of September, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DAIE: September 12, 2017 EXPIRATION DATE: September 12, 2018 (if not used) ZACase FilesTY12016116-02 1360 W Garvey Ave S.Portes\PCIAUP Res° Outdoor Dining.doe Planning Commission Resolution No. Administrative Use Permit No, 17-26 September 12, 2017 - Page 5 Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z.:lease Files\PP \2016\16-02 1360 W Garvey Ave S.Portos1PC AUP Reso Outdoor Dining.doe ATTACHMENT NO. 4 LEASE AGREEMENT THIS LEASE AGREEMENT ("LEASE") is made and entered into this by and between the CITY OF WEST COVINA ("CITY") hereinafter referred to as the LESSOR, and PORTO'S BAKERY & CAFÉ ("PORTO'S") hereinafter referred to as the LESSEE. WITNESSETH: WHEREAS, LESSOR is the owner of the City Hall Parking Facilities, located at 1444 West Garvey Avenue. WHEREAS, LESSEE desires to lease Parking Spaces within the City Hall Parking Facilities, specifically spaces located at the top level of the Parking Structure (Area A) and spaces within the Parking Lot (Area B), hereinafter referred to as LEASED AREA, as per plan attached thereto as Exhibit A. WHEREAS, on January 4, 1972 the City of West Covina and the County of Los Angeles (County) entered into the Lease and Agreement No. 19104, as amended, for use of City's parking lot and structure. The County leases 436 spaces within the Civic Center, including 230 within the Structure of which 109 are on the top level and 106 in the Parking Lot Area B. WHEREAS, pursuant to the Lease and Agreement No. 19104, as amended, with the County, the City reserves the right to charges fess for all other spaces not leased by the County. WHEREAS, the leasing of Parking Spaces is reasonable for the use of the LESSEE, is being offered by LESSOR as a development incentive and it is for the best interests of the parties hereto that this LEASE be entered into. NOW, THEREFORE, In consideration of the foregoing recitals, which are an integral part of this LEASE, and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the LESSOR and LESSEE agree as follows: 1) LEASED AREA: LESSOR hereby leases 519 Parking Spaces in said LEASED AREA to LESSEE, as per plans attached as EXHIBIT A. The LEASED AREA excludes the spaces currently leased by the County of Los Angeles (Area A 109 and Area B 106) LESSOR will lease to LESSEE the LEASED AREA during the hours City Hall is closed including Holidays for employee parking free of charge. 2) TERM: The term of this LEASE shall be for one year, commencing at a time mutual agreed to by both parties, but not sooner than LESSEE' s West Covina location is operational. The commencement date will be determined in a letter of agreement executed by both parties. The LEASE may be cancelled by either party, with or without cause, with thirty (30) days advance written notice to the other party. 3) RENT: As a development incentive, there will be no rental charge for the rental of the parking spaces during the aforementioned initial term of the LEASE. 4) USE: a) Thc use of the LEASED AREA shall be for the exclusive use of LESSEE'S employees for parking purposes only. This notwithstanding, only employees of the LESSEE shall be authorized Lease Agreement Porto's Bakery & Cafe West Covina City Hall Parking Structure to park or remove vehicles from the LEASED AREA. b) If at a future time, LESSEE's desires to provide valet parking to customer's, at that time LESSEE may request approval by the City to utilize the LEASED AREA for valet parking. The LEASEE will be charged a fee for the LEASED AREA utilized for valet parking, to be agreed upon by both parties at the time of the request by a new lease agreement or an amendment to the LEASE. c) The LESSEE is responsible for marking, reserving, issuing parking permits and/or otherwise posting any necessary restrictions on LESSEE's leased spaces in the LEASED AREA. 5) RESERVATION: The LESSOR reserves the right to use the LEASED AREA from time to time for City of West Covina authorized special events. The LESSOR shall give LESSEE advance notice of said use. 6) ASSIGNMENT AND SUBLETTING: The LESSEE shall not assign the LEASE or any interest therein or sublet the LEASED AREA or any portion thereof without in each instance first obtaining the written consent of the LESSOR, which consent shall be at the sole discretion of LESSOR. 7) MAINTENANCE: The LESSEE shall be responsible to maintain the LEASED AREA so that is clean and free of debris daily. The LESSOR reserves the right to charge LESSEE when it must clean any debris from the Parking Spaces in the LEASED AREA as a result of LESSEE's use of the LEASED AREA. In addition, LESSOR reserves the right to terminate LEASE as a result of LESSOR not maintaining the LEASED AREA in a clean and orderly manner. 8) WASTE: The LESSEE shall not commit, or suffer to be committed, any waste upon said LEASED AREA. 9) INDEMNITY AND HOLD HARMLESS: The LESSEE hereby agrees to defend, hold the LESSOR harmless and indemnify it against all liability, loss, cost or obligation on account of or arising out of any injuries to any person, persons, or property, including the LESSEE, its agents or customers, from any cause or causes whatsoever while in, upon, or in any way connected with the LEASED AREA during the term of the LEASE or any extension thereof. 10) INSURANCE: LESSEE will procure and maintain throughout the duration of this LEASE, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the LESSEE's occupation and use of the LEASED AREA. LESSEE will provide current evidence of the required insurance in a form acceptable to the LESSOR and will provide replacement evidence for any required insurance which expires prior to the completion, expiration or termination of this LEASE. Nothing in this section will be construed as limiting in any way, the Indemnification and Hold Harmless clause contained herein in Section "9" of this LEASE, or the extent to which LESSEE may be held responsible for payments of damages to persons or property. Notwithstanding the following, during the Term of this LEASE, LESSOR reserves the right to make modifications or amendments to the types of insurance or levels of coverage that are required to be obtained and maintained by LESSEE under this LEASE. 2 Lease Agreement Porto's Bakery & Cafe West Covina City Hall Parking Structure a) Minimum Scope and Limits of Insurance. LESSEE will be required to maintain the following levels of insurance coverage: 1. Liability Insurance. LESSEE will maintain commercial general liability insurance with a minimum limit of $1,000,000 per occurrence, and $2,000,000 in the aggregate. Such insurance will include coverage for products and completed operations, contractual liability and personal injury. 2. Workers' Compensation and Employers' Liability Insurance. LESSEE will maintain workers' compensation insurance as required by the State of California and employers' liability insurance with limits of not less than $1,000,000 each accident. b) Deductibles Any deductible applicable to those coverages set forth above must be approved in advance by LESSOR. c) Endorsements The required insurance policies will contain or be endorsed to contain the following provisions: 1. General Liability The City of West Covina (LESSOR), its elected or appointed officials, officers, employees, agents and volunteers are to be covered as insureds with respect to liability arising out of LESSEE's occupancy, maintenance or use of the LEASED AREA; or with respect to liability arising out of automobiles owned, leased, hired or borrowed by or on behalf of the LESSEE. The coverage contains no special limitations on the scope of its protection afforded to the LESSOR, its officials, officers, employees, agents and volunteers. This insurance is primary insurance as respects LESSOR, its officers, employees, agents and volunteers, to at least the per occurrence limits required herein, and applies separately to each insured against whom a suit is brought or a claim is made. Any insurance or self-insurance maintained by LESSOR, its officers, employees, agents and volunteers will be excess of this insurance and will not contribute with it. 2. Workers' Compensation and Employers' Liability Insurance and All Risk Property Insurance. Insurer will waive their right of subrogation against LESSOR, its officers, employees and volunteers. 3. All Coverages. Each insurance policy required by this clause will be endorsed to state that coverage will not be canceled, or substantially reduced in coverage or limits, except after thirty (30) days' notice has been given to LESSOR (ten (10) days' for non-payment of premium). d) Acceptability of Insurers All required insurance will be placed with insurers acceptable to LESSOR with current BEST'S ratings of no less than A-; Class X. Workers' compensation insurance may be placed with the 3 Lease Agreement Porto's Bakery & Cafe West Covina City Hall Parking Structure California State Compensation Insurance Fund. All insurers will be licensed by or hold admitted status in the State of California. 11) REMEDIES: All rights and remedies of the LESSOR contained in this LEASE shall be construed and held to be cumulative and not exclusive, and LESSOR shall have the right to pursue any one or all of such remedies, or any other remedy which may be provided by law, whether or not stated in this LEASE. A waiver by LESSOR of any breach of any of the covenants of this LEASE by LESSEE shall not constitute a waiver of any succeeding or preceding breach of the same or any other covenant or condition herein contained. 12) TERMINATION: In addition to the right of termination provided in Section 2 herein, should the LESSEE default in the payment of any sum due as herein provided, or default in the performance of, or breach of any other covenant, condition or restriction of this LEASE herein provided to be kept or performed by LESSEE, and should such default or breach continue uncured for a period of thirty days from and after written notice thereof by LESSOR to LESSEE by certified mail, and in any such event, LESSOR may at its option terminate this LEASE by giving LESSEE written notice thereof, and thereupon this LEASE shall cease and terminate, and LESSEE'S rights in and to the LEASED AREA and improvements erected and placed thereon shall cease and end, and the LESSOR may without further notice or demand or legal process, re-enter and take possession of said LEASED AREA and all improvements thereon and oust the LESSEE, and all persons claiming under the LESSEE therefrom, and except as herein otherwise provided LESSEE and all such persons shall quit and surrender possession of said LEASED AREA and all improvements thereon to LESSOR; provided, however, that such termination shall not relieve the LESSEE from the payment of any sums then due and payable from LESSEE, or any claims for damages then accrued against LESSEE hereunder, and such termination shall not prevent LESSOR from recovering any such sums or damages, or from enforcing such obligations or recovering damages from any default thereof by any remedy provided by law. 13) SURRENDER OF POSSESSION: At the expiration of said term, or any sooner termination of this LEASE, the LESSEE hereby agrees to quit and surrender possession of the LEASED AREA to LESSOR in as good condition as reasonable use and wear will permit, damage by the elements or other casualty excepted. All signs and markings shall be removed at LESSEE'S expense. 14) BINDING ON ASSIGNS: The terms, covenants and conditions herein contained shall bind and inure to the benefit of the parties hereto, their successors and assigns. IN WITNESS WHEREOF the parties hereto have executed this LEASE on the day and year first above written. CITY OF WEST COVINA (LESSOR): By: 4 Lease Agreement Porto's Bakery & Cafe West Covina City Hall Parking Structure PORTO'S BAKERY & CAFE (LESSEE): By: Owner/Authorized Representative Porto's Bakery & Cafe 5 ATTACHMENT NO. 5 RESPONSES TO COMMENTS DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION FOR PORTOS BAKERY AND CAFE PROJECT Prepared for: City of West Covina 1444 West Garvey Avenue South West Covina, CA 91790 Prepared by: UltraSysterns UltraSystems Environmental Inc. 16431 Scientific Way Irvine, CA 92618-4355 Telephone: (949) 788-4900 FAX: (949) 788-4901 September 2017 + TABLE OF CONTENTS • TABLE OF CONTENTS 1.0 Introduction 2 1.1 Background of Environmental Review Process for the Project 2 1.2 Response to Comments 2 1.3 Intended Uses of this IS/MND 2 2.0 List of Commenters 4 APPENDICES Appendix A Notice of Intent to Adopt a Negative Declaration (NOI), August 1, 2017 Appendix B Notice of Completion (NOC), August 1,2017 Appendix C State Clearinghouse Receipt of NOC, Appendix D Notice of Public Hearing, Published on August 1, 2017 Appendix E San Gabriel Valley Tribune, Notice of Public Hearing, August 1, 2017 Appendix F Los Angeles County Clerk NOC Posting/Recording, August 1, 2017 Appendix G Comment Letter - South Coast Air Quality Management District, dated August 15, 2017 Appendix H Comment Letter - State of California, Department of Transportation, dated August 29, 2017 Appendix I Comment Letter - State of California, Governor's Office of Planning and Research, dated August 30, 2017 1•11111 6009/Porto's Bakery and Cafe Project Page i Responses to Comments September 2017 + RESPONSES TO COMMENTS + 1.0 INTRODUCTION This document, in conjunction with the Draft Initial Study/Mitigated Negative Declaration (IS/MND) responds to comments made on the proposed Porto's Bakery and Cafe Project (proposed project). While the State of California Environmental Quality Act (CEQA) Guidelines do not require a final initial study nor the preparation of formal responses to comments received during the public review period for an Initial Study/Mitigated Negative Declaration;i the City of West Covina (City) has determined to provide responses to the comments it received during the public review process, in order to provide further disclosure about the proposed project. 1.1 Background of Environmental Review Process for the Project The IS/MND was released for public and agency review on August 1, 2017, with a 30-day review period ending on August 30, 2017. The City received three (3) comment letters during this review period. The Notice of Intent to Adopt a Mitigated Negative Declaration (N01) was posted at the Los Angeles County Clerk on August 1, 2017, and copies of the IS/MND were made available for review at the following locations: • City of West Covina website http://www.westcovina.org/departments/planning/environmental-documents • City of West Covina Planning Department, 1444 West Covina Ave. South, West Covina, CA 91790 • County of Los Angeles Public Library, West Covina Branch, 1601 West Covina Parkway, West Covina, CA 91790 Meeting notices and/or NOls were mailed or hand delivered to: • Residents and property owners within 300' of the project site. • Posted and available at the site. • The public hearing notice was also posted on-site by the City on August 1, 2017. 1.2 Response to Comments This document provides a response to comments received on the IS/MND. The three (3) comment letters are noted in Section 2.0, Comments and Responses to Comments. 1.3 Intended Uses of this IS/MND The IS/MND will be used by the City in considering approval of the proposed development project. In accordance with CEQA Guidelines § 15074, the IS/MND will be used as the primary environmental document in consideration of all subsequent planning and permitting actions associated with the proposed project, to the extent such actions require CEQA compliance and as otherwise permitted under applicable law. CEQA only requires the lead agency to respond to comments that are received in response to an environmental impact report (Title 14, California Code of Regulations, § 15088, Evaluation of and Response to Comments), 6009/Porto's Bakery and Cafe Project Page 2 Responses to Comments September 2017 • RESPONSES TO COMMENTS • 15074. CONSIDERATION AND ADOPTION OF A NEGATIVE DECLARATION OR MITIGATED NEGATIVE DECLARATION. (a) Any advisory body of a public agency making a recommendation to the decision-making body shall consider the proposed negative declaration or mitigated negative declaration before making its recommendation. (b) Prior to approving a project, the decision-making body of the lead agency shall consider the proposed negative declaration or mitigated negative declaration together with any comments received during the public review process. The decision-making body shall adopt the proposed negative declaration or mitigated negative declaration only if it finds on the basis of the whole record before it (including the initial study and any comments received), that there is no substantial evidence that the project will have a significant effect on the environment and that the negative declaration or mitigated negative declaration reflects the lead agency's independent judgment and analysis. (c) When adopting a negative declaration or mitigated negative declaration, the lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based. (d) When adopting a mitigated negative declaration, the lead agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to mitigate or avoid significant environmental effects. (e) A lead agency shall not adopt a negative declaration or mitigated negative declaration for a project within the boundaries of a comprehensive airport land use plan or, if a comprehensive airport land use plan has not been adopted, for a project within two nautical miles of a public airport or public use airport, without first considering whether the project will result in a safety hazard or noise problem for persons using the airport or for persons residing or working in the projectarea. (f) When a non-elected official or decision-making body of a local lead agency adopts a negative declaration or mitigated negative declaration, that adoption may be appealed to the agency's elected decision- making body, if one exists. For example, adoption of a negative declaration for a project by a city's planning commission may be appealed to the city council. A local lead agency may establish procedures governing such appeals. Upon review and consideration of the IS/MND, the City may take action to adopt, revise, or reject the proposed project. A decision to approve the proposed project would be made in a resolution recommending certification of the IS/MND as part of the consideration of the proposed project. The City has prepared this IS/MND and has determined that the environmental impacts of the proposed project have been reduced to a less than significant level through mitigation measures. 6009/Porto's Bakery and Cafe Project Page 3 Responses to Comments September 2017 • RESPONSES TO COMMENTS 2.0 LIST OF COMMENTERS The following public agencies submitted written or email comments on the IS/MND, during the public review period. All comment letters are referenced in the attached technical appendices. Letter Agency, Organization, or Individual Date A South Coast Air Quality Management District Lijin Sun, J.D., Program Supervisor, CEQA IGR August 15, 2017 Comment A-1: In the event that the Proposed Project will include the use of commercial bakery ovens during operation, SCAQMD should be identified as a Responsible Agency for the Proposed Project in the Final MND, Response A-1: The City will list SCAQMD as a Responsible Agency for the Proposed Project. Comment A-2: In addition, SCAQMD staff recommends that the Lead Agency include discussion in the Final MND to demonstrate compliance with the following SCAQMD Rules: SCAQMD Rule -1153 Commercial Bakery Ovens; Rule 1153.1 - Emissions of Oxides of Nitrogen from Commercial Food Ovens; and Rule 1147 - NOx Reduction from Miscellaneous Sources. Response A-2: Comment is acknowledged. The detailed design of the new facility will ensure that the all relevant portions of the cited SCAQMD rules will be followed by the Project Applicant. Letter Agency, Organization, or Individual Date B State of California Department of Transportation Dianna Watson, IGR/CEQA Branch Chief August 29, 2017 Comment B-1.: The nearest State facility to the project site is 1-10. Caltrans does not expect project approval to result in direct adverse impacts to existing State transportation facilities. Response B-1: Comment is acknowledged. Comment B-2: Any transportation of heavy construction equipment and/or materials required use of oversized transport vehicles on State highways will require a Caltrans transportation permit. R 13-2: esponse The proposed project is not anticipated to utilize any oversized transport vehicles on State highways. Comment B-3: Caltrans recommends that large size truck trips be limited to off-peak commute periods. Response B-3: Comment is acknowledged and will be complied with by the project applicant. Comment 13-4: Also, storm water run-off is a sensitive issue for Los Angeles and Ventura counties. Be mindful that project needs to be designed to discharge clean run-off water. Response 13-4: Comment is acknowledged and will be complied with by the project applicant. Letter Agency, Organization, or Individual Date C State of California Governor's Office of Planning and Research State Clearinghouse and Planning Unit August 30, 2017 Comment C-1: On the enclosed Document Details Report please note that the Clearinghouse has listed the state agencies that reviewed your document. The review period closed on August 29, 2017, and the comment from the responding agency(ies) is (are) enclosed. Response C-1: Comment is acknowledged. The sole letter received from the State of California, Department of Transportation to the Governor's Office of Planning and Research 6009/Porto's Bakery and Cafe Project Page 4 Responses to Comments September 2017 • RESPONSES TO COMMENTS • was also sent directly to the City of West Covina. Comments/responses are noted in Letter B, above. Comment C-2: If this comment package is not in order, please notify the State Clearinghouse immediately. Response C-2: Comment is acknowledged. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Comment C-3: Response C-3: Comment is acknowledged. 6009/Porto's Bakery and Cafe Project Page 5 Responses to Comments September 2017 To: From: Subject: City of West Covina Notice of Intent to Adopt a Mitigated Negative Declaration Agencies, Organizations, and Interested Parties City of West Covina Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration (IS/MND) for the Porto's Bakery and Café Project The City of West Covina (City) is the Lead Agency under the California Environmental Quality Act (CEQA) for the proposed project identified below. The City has prepared an Initial Study to determine the environmental effects of the proposed project and finds issuance of a Mitigated Negative Declaration is the appropriate level of environmental review. AGENCIES: The City requests that your agency review the scope and content of the environmental information relevant to your agency's statutory responsibilities in connection with the proposed project, in accordance with California Code of Regulations, Title 14, Section 15086(a). ORGANIZATIONS AND INTERESTED PARTIES: The City requests your comments and concerns regarding the environmental issues associated with the proposed project. Project Title: Porto's Bakery and Café Project Description: The project applicant proposes to demolish an existing restaurant/nightclub building, and construct and operate a new bakery and café as well as various improvements to the parking lot and landscaping. The project also consists of a request for the approval of an administrative use permit to allow outdoor dining. The proposed bakery and café will be slightly larger than that of the existing commercial building (21,943 square feet versus 17,500 square feet). The proposed project would include: (1) demolition and removal of existing onsite features; (2) utilities improvements; (3) construction of a two-story building; and (4) landscaping. Existing signs providing electronic messaging would remain in-place and used by the new bakery and cafe. Project Location: 1360 West Garvey Avenue South, West Covina, CA 91790. Significant Environmental Effects: The IS/MND concludes that no significant unavoidable environmental effects would occur as a result of the proposed project. Potentially significant impacts related to biological resources, greenhouse gas emissions, and hazardous materials would be mitigated to a less than significant level. Public Review Period/Responses and Comments: The City is making the IS/MND available for public review and comment pursuant to California Code of Regulations, Title 14, Section 15087. The City will accept responses and comments for 30 days, from August 1, 2017 through August 30, 2017. All comments must be submitted in written format; either in a letter or email format. Please indicate a contact person for your agency or organization and send your responses or comments to: City of West Covina Department of planning Attn: Ron Garcia, Senior Planner 1444 West Garvey Avenue, West Covina, CA 91790 ron. qarciaawestcovina.orct T: (626) 939-8765 Public Hearing: The City of West Covina Planning Commission is scheduled to consider the MND and proposed project at its regular Planning Commission meeting on September 12, 2017 at 7:00 PM, at City Hall at 1444 West Garvey Avenue, West Covina. DOCUMENT AVAILABILITY: The IS/MND and associated materials are available for review during regular business hours at the following locations: • City of West Covina, Planning Department (Room 208), 1444 West Garvey Avenue, West Covina, CA 91790. • County of Los Angeles Public Library, West Covina Branch, 1601 West Covina Parkway, West Covina, CA 91790. • The document is available online at: httb://www.westcovina.org/deoartments/olanning/environmental-documents NOTICE OF COMPLETION & ENVIRONMENTAL TRANSMITTAL FORM SCH#: Project Title: Porto's Bakery and Cafe Lead Agency: City of West Covina Mailing Address: 1444 West Garvey Avenue City; fts..t.„eyjna Zip: 91790 Project Location County: Los Angeles Contact Person: Ron Garcia, Senior Planner Phone: (626) 939-5705 County: Los Angeles City/Community: West Covina Cross Streets:South A v e_reeee Sunset Avenue and West Garvey Zip Code: 917 90 Assessor's Parcel No(s). 8474-003-062 Section: al Twp: 015 Range: 10Vy Base: Bernardino Meridian/1852 Base Line Latitude/Longitude: 34°04Th82" North! 117 °5609.88" West Total Acres: 2.3 Within 2 miles: State Hwy#:I-10 Waterways: Walnut Creek, Big Dalton Wash, Little Dalton Wash,. Vine Creek Airports; Nene Rellw ye: Metrolink/Southern Schools: See Attachment A. California Regional Rail Authority Document Type: CEQA: D NOP 0 Draft Elk NEPA: 0 NOI Other: D Joint Document 0 Early Cons 0 Supplemental Elk D EA D Final Document 0 Neg Dec El Subsequent Elk 0 Draft EIS D Other El Mit Nag Dec D Other D FONSI Local Action Type: O General Plan Update 0 Specific Plan 0 Rezone D Annexation El General Plan Amendment 0 Master Plan IA Prezone 0 Redevelopment O General Plan Element D Planned Unit Development D Use Permit 0 Coastal Permit O Community Plan Z Site Plan 0 Land Division (Subdivision, etc.) 0 Other Development Type: 0 Residential: Units Acres D Transportation: Type 0 Office: Sci,Ft Acres Employees LI Mining: Mineral g Commercial: Sg.Ft 21,943 Acres Employees D Power: Type Watts O Industrial: Sq.Ft Acres Employees D Waste Management: Type O Recreational: 0 Hazardous Waste: Type O Water Facilities: Type MOD III Other: Project Issues That May Have A Significant or Potentially Significant Impact O AestneticNisual E] Flood Plain/Flooding El Agricultural Land 0 Forest Land/Fire Hazard O Air Quality 0 Geologic/Seismic O Archaeology/Historical D Greenhouse Gas Emissions Biological Resources 0 Minerals O Coastal Zone 0 Noise O Drainage/Absorption 0 Population/Housing Balance O Economic/Jobs 0 Public Services/Facilities 0 Fiscal 0 Recreation/Parks O Water Quality O Water Supply/Groundwater D Wetland/Riparian O Growth Inducement O Land Use O Cumulative Effects Li Other; LI Sehools/Universities Li Septic Systems O Sewer Capacity O Soil Erosion/Compaction/Grading 0 Solid Waste El Toxic/Hazardous El Traffic/Circulation Lii Vegetation Page 1 of 2 Starting Date: ,1 1 L)7' eto/ Ending Date: yo, 20 / 7 Lead Agency: City of West Covina Consulting Firm; UltraSystems Environmental Inc. Address: 1444 West Garvey Avenue, #317 City/State/Zip: West Covina, CA 91790 Contact: Ron Garcia, Senior Planner Phone: (626) 939-8765 Signature of the Lead Agency Repriesentative Applicant Porto's Bakery and Cafe Address: 3614 W. Magnolia Blvd. City/State/Zip; Burbank, CA 91506 Phone: f818) 846-0100 Present Land Use/Zoningieeneral Plan Designation; Vacant, Restaurant and Nightclub/Regional Commercial/Regional Commercial Project Description (use separate sheet if necessary): The proiect applicant proposes to demolish an existing restaurant/nightclub building, and construct and operate a new bakery anct café as well as various improvements to the paffitnglot and landscaping. The prolect also consists of a request for the approval of an administrative use permit to allow outdoor dining. The proposed bakery and café will be slightly larger than that of the existing commercial building (21.943 square feet versus 17,500 square feet). The proposed project would include: (1) demolition and removal of existing onsite features; (2) utilities improvements; (3) construction of a two-story building:. and (4) landscaping. Existing signs providing electronic messaging would remain in-place and used by the new bakery and cafe. Reviewing Agencies Checklist (Recommend Clearinghouse distribution by checking appropriate boxes) Air Resources Board o BoatingNVaterways, Dept. of Calif. Highway Patrol LII Caftans District # o Cattrans Division of Aeronautics Caltrans Planning Lii Coachella Valley Mountains Conservancy Coastal Conservancy O Colorado River Board Commission Lii Conservation, Department of Corrections, Department of LI Delta Protection Commission LI Education, Dept. of Office of Public School Construction O Energy Commission Fish & Game Region #_6_ Food & Agriculture, Department of Forestry & Fire Protection LEI General Services, Department of N Office of Historic Preservation El Health Services, Department of O Housing and Community Development Integrated Waste Management Board XI Native American Heritage Commission IA Office of Emergency Services O Office of Historic Preservation LI Parks & Recreation O Pesticide Regulation, Department of LII Public Utilities Commission O Reclamation Board Regional VVQCB #_4_ 0 Resources Agency 0 S.F. Bay Conservation & Development Commission O San Gabriel & Lower Los Angeles Rivers & Mountains Conservancy O San Joaquin River Conservancy O Santa Monica Mountains Conservancy O State Lands Commission O SWRCB: Clean Water Grants XI SWRCB: Water Quality LI SWRCB: Water Rights O Tahoe Regional Planning Agency M Toxic Substances Control, Department of 0 Water Resources, Department of O Other: O Other: SOMOCEIDDODIDON Public Review Period (to be filled in by lead agency) Envelopes to: State Clearinghoustroir -3044, Sacramento, CA 958f273044 Certified or Fed Ex packages to: State Clearinghouse. 1400 Tenth Street, Suite 222, Sacramento, CA 96814 Revised: 6/12107 Y:\Planning Case Flies-Riverside office\TR364101E0DRAFT NOP documents NOG and Environmental Transmittal Form (must be included in SCH packet for NOP).docx Page 2 of 2 NOTICE OF PUBLIC HEARING PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING OF THE WEST COVINA PLANNING COMMISSION. PRECISE PLAN NO. 16-02 ADMINISTRATIVE USE PERMIT NO. 17-26 MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL IMPACT APPLICANT: LOCATION: REQUEST: Raul Porto for Porto's Bakery and Café 1360 West Garvey Avenue South The project consists of a request for the approval of a precise plan to demolish an existing restaurant/nightclub building, and construct and operate a new bakery and café as well as various improvements to the parking lot and landscaping. The project also consists of a request for the approval of an administrative use permit to allow outdoor dining. The proposed bakery and café will be slightly larger than that of the existing commercial building (21,943 square feet versus 17,500 square feet). The proposed project would include: (1) demolition and removal of existing onsite features; (2) utilities improvements; (3) construction of a two-story building; and (4) landscaping. Existing signs providing electronic messaging would remain in-place and used by the new bakery and cafe, Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indication the project will not have a significant effect on the environment. A copy of the Mitigated Negative Declaration of Environmental Impact is on file in the Planning Department, City Clerk's Office, Police Department and Regional Library of examination. Members of the public are invited to make written statements regarding said report prior to the public hearing and to make verbal presentations at the public hearing. The public review period for the Negative Declaration will run from August 1,2017 and ends on August 30, 2017 at 4:00 p.m. If you wish to challenge the action(s) taken on the request(s), you may be limited to raising only those issues, which you (or someone else) raised orally at this public hearing or in written correspondence received by the City at or before the hearing. Written responses received by the Tuesday preceding the date listed below will be included with the staff report for review by the Commissioners. THE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: September 12, 2017 TIME: 7:00 p.m. If you have any questions, we urge you to contact Ron Garcia at (626) 939-8765 or Ron.Garciawestcovina.org or Room 208, at City Hall. See Vicinity Map on the back of this Notice Ildataserverl projects \00 Open Projects16009 City of West Covina Portos IS-MND107 Notices & Circulation103 Newspaper Notice \NOTICE OF PUBLIC HEARING MAILING NOTICE.doc Only through citizen participation can your government build a better City Date Published: August 1, 2017 BY THE ORDER OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA 11dataserverlprojects100 Open Projects16009 City of West Covina_Portos IS-IVIND107 Notices & Circulation103 Newspaper NoticeINOTICE OF PUBLIC HEARING_MAILING NOTICE.doc San Gabriel Valley Tribune Affiliated with SGV Newspaper Group 605 E. Huntington Dr., Suite 100 Monrovia, CA 91016 626-962-8811 ext. 40891 CITY OF WEST COVINA ATTN: ACCOUNTS PAYABLE 1444 WEST GARVEY AVE WEST COVINA, CA 91790 Account Number: 5007875 Ad Order Number: 0010988434 Customer's Reference precise planning bo. 16-02 / PO Number: Publication: San Gabriel Valley Tribune Publication Dates: 08/01/2017 Amount: $584.08 Payment Amount: $0.00 rLP15-0,S,1M7 Invoice Text: NOTICE or PUBLIC HEARING PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING OF THE WEST COVINA PLANNING COMMISSION. PRECISE PLAN NO. 16-02 ADMINISTRATIVE USE PERMIT N0,17,26 MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL IMPACT APPLICANT: Raul Porto for Porto's Bakery and Cafe LOCATION: 1350 West Garvey Avenue South REQUEST: The project consists of a request for the approval of a precise plan to demolish an existing restaurant/nightclub building, and construct and operate a new bakery and cafe as well as various improvements to the parking lot and landscaping. The project also consists of a request for the approval of an administrative use permit to allow outdoor dining. The proposed bakery and café will be slightly larger than that of the existing commercial building (21,943 square feet versus 17,500 square feet), The proposed project would include: (1) demolition and removal of existing onsite features; (2) utilities improvements; (3) construction of a two-story building; and (4) landscaping, Existing signs providing electronic messaging would remain in-place arid used by the new bakery and cafe. Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indication the project will not have a significant effect on the environment. A copy of the Mitigated Negative Declaration of Environmental Impact is on file in the Planning Department, City Clerk's Office, Police Department and Regional Library of examination, Members of the public are invited to make written statements regarding said report prior to the public hearing and to make verbal presentations at the public hearing. The public review period for the Negative Declaration will run from August 1, 2017 and ends on August 30, 2017 at 4:00 p.m. If you wish to challenge the action(s) taken on the request(s), you may be limited to raising only those issues, which you (or someone else) raised orally at this public hearing or in written correspondence received by the City at or before the hearing. Written responses received by the Tuesday preceding the date listed below will be included with the staff report for review by the Commissioners. THE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: September 12, 2017 TIME: 7:00 p.m, If you have any questions, we urge you to contact Ron Garcia at (526) 939-8755 or Ron.Garcia@westcovina.org or Room 208, at City Hall. See Vicinity Map on the back of this Notice Only through citizen participation can your government build a better City Date Published: August 1, 2017 BY THE ORDER OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA Publish: San Gabriel Valley Tribune Ad #988434 2 San Gabriel Valley Tribune Affiliated with SGV Newspaper Group 605 E. Huntington Dr., Suite 100 Monrovia, CA 91016 626-962-8811 ext. 40891 (Space below for use of County Clerk Only) 5007875 CITY OF WEST COVINA ATTN: ACCOUNTS PAYABLE 1444 WEST GARVEY AVE WEST COVINA, CA 91790 FILE NO. precise planning ho. 16-02 PROOF OF PUBLICATION (2015.5 C.C.P.) STATE OF CALIFORNIA County of Los Angeles I am a citizen of the United States, and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above-entitled matter. I am the principal clerk of the printer of SAN GABRIEL VALLEY TRIBUNE, a newspaper of general circulation which has been adjudicated as a newspaper of general circulation by the Superior Court of the County of Los Angeles, State of California, on the date of September 10, 1957, Case Number 684891. The notice, of which the annexed is a true printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to wit: 08/01/2017 I declare under the penalty of perjury that the foregoing is true and correct. Executed at West Covina, LA Co. California On this 2nd day of August, 2017. ektiA., &mind cork-) Signature Legal No. 0010988434 NOTICE OF PUBLIC HEARING PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING OF THE WEST COVINA PLANNING COMMISSION. PRECISE PLAN NO.16-02 ADMINISTRATIVE USE PERMIT NO. 17-26 MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL Raul Porto for Porto's Bakery and Café 1360 West Garvey Avenue South REQUEST: The prolect consists of a request for the approval of a precise plan to demolish an existing restaurant/nightclub building, and construct and operate a new bakery and cafe as well as various improvements to the parking lot and landscaping. The proiect also consists of a request for the approval of an administrative use permit to allow outdoor dining. The Proposed bakerY and café will be slightly larger than that of the existing commercial building (21,943 square feet versus 17,500 square feet). The proposed project would include: (1) demolition and removal of existing onsite features; (2) utilities improvements; (3) construction of ci two-story building; and (4) landscaping. Existing signs providing electronic messaging would remain in-place and used by the new bakery and cafe. Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indication the project will not hove a significant effect on the environment. A copy of the Mitigated Negative Declaration of Environmental Impact is on file in the Planning Department, City Clerk's Office, Police Department and Regional Library of examination. Members of the public are invited to make written statements regarding said report prior to the public hearing and to make verbal presentations at the public hearing. The public review Period for the Negative Declaration will run from August 1,2017 and ends on August 30, 2017 at 4:00 p.m. If you wish to challenge the action (s) taken on the request (s), you may be limited to raising only those issues, which you (or someone else) raised orally at this public hearing or in written correspondence received by the City at or before the hearing. Written responses received by the Tuesday preceding the date listed below will be included with the staff report for review by the Commissioners. THE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: September 12, 2017 TIME: 7:00 p.m. If you have any questions, we urge you to contact Ron Garcia at (626) 939- 8765 or Ron.Garcia@westcovino.org or Room 208, at City Hall. See Vicinity Map on the back of this Notice Only through citizen participation can your government build a better City Date Published: August 1,2017 BY THE ORDER OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA Publish: Son Gabriel Valley Tribune Ad #988434 IMPACT APPLICANT: LOCATION: e.I2P15,5,17,17 NOTICE OF COMPLETION & ENVIRONMENTAL TRANSMITTAL FORM SCH#: Project Title: Po 's Bakery and Cafe Lead Agency: City of West Covina Mailing Address: 1444 West Garvey Avenue City: West Covina Contact Person: Ron Garcia, Senior Planner Phone: (626) 939-8765 County: LcAneles Zip: 9179Q Sunset Avenue Project Location County: Los Angeles Cross Streets:South Avenue City/Community: West Covina and West Garvey Zip Code: 917 90 Range: 103( Base: San Bernardino Meridian/1882 Base Line Latitude/Longitude: 34°04'17,82" North / 117°5609.88" West Total Acres: 21 Within 2 miles: State Hwy#:1-10 Waterways: Walnut Creek, Big Dalton Wash. Little Dolton Wash, Vine Creek_ Airports: None Railways: Metrolink/Southern Schools: See Attachment A. California Regional Rali Authority Document Type: CEQA: D NOP El Draft FIR NEPA: 0 NOI Other: D Joint Document 0 Early Cons 0 Supplemental FIR 0 EA 0 Final Document 0 Nag Dec 0 Subsequent ER 0 Draft EIS D Other El Mit Neg Dec 0 Other 111 FONSI Local Action Type: O General Plan Update El Specific Plan 0 Rezone CI Annexation 0 General Plan Amendment 0 Master Plan 0 Prezone n Redevelopment 111 General Plan Element El Planned Unit Development I': Use Permit 0 Coastal Permit 111 Community Plan E1 Site Plan D Land Division (Subdivision, etc.) 0 Other Development Type: III Residential: Units Acres D Transportation: Type III Office: Sq,Ft Acres Employees 0 Mining: Mineral El Commercial: Sg,Ft 2L943 Acres Employees 0 Power: Type Wells LI Industrial: Sq.Ft Acres Employees D Waste Management: Type O Recreational: 0 Hazardous Waste: Type O Water Facilities: Type MGD 0 Other: TONAL MED N6'6.1_2017 Assessor's Parcel No(s). 8474-003-062 ?"`:".' Section: gi Twp: 01S LOS ANOgLES. COUNTY CLERK Project issues That May Have ▪ Aesthetic/Visual O Agricultural Land 1:11 Air Quality r..] Archaeology/Historical El Biological Resources Coastal Zone O Drainage/Absorption O Economic/Jobs O Fiscal A Significant or Potentially Significant impact LI Flood Plain/Flooding LI Schools/Universities Forest Land/Fire Hazard D Septic Systems fl Geologic/Seismic 0 Sewer Capacity El Greenhouse Gas Emissions El Soil Erosion/Compaction/Grading D Minerals 0 Solid Waste D Noise El Toxic/Hazardous LI Population/Housing Balance D Traffic/Circulation 0 Public Services/Facilities 0 Vegetation 0 Recreation/Parks O Water Quality D Water Supply/Groundwater O Wetland/Riparian L] Growth inducement D Land Use ▪ Cumulative Effects LI Other: Page 1 of 2 OIDOMEIDDEMON EIZIDIMIEDE Starting Date: 1)57 ezo/7 Ending Date: „AA yo/ 210/ 7 Lead Agency: City of West Covina Consulting Firm: UltraSystems Environmental Inc. Address: 1444 West Garvey Avenue. #317 City/State/Zip: West Covina, CA 91790 Contact: Ron Garcia. Senior Planner Phone: (626) 939-8765 Applicant Porto's Bakery and Cafe Address: 3614 W. Magnolia Blvd. City/State/Zip: Burbank, CA 91606 Phone: (818) 846-9100 Signature of the Lead Agency Rem sentative 7/W17 Date: Present Land Use/Zoning/General Plan Designation: Vacant, Restaurant and Nightclub/Regional Commeroial/Regional Commercial Project Description (use separate sheet if necessary): The eroiect applicant oroposes to demolish an existing restaurant/nightclub building Land construct and operate a new bakery and cafe as well as various improvements to the parking lot and landscapina. The project also consists of a reauest for the approval of an administrative use isrmit to allow outdoor Ali re osed b akery and café will be slightLy larger jai dsting commercial buliclina (21.943 sauare feet versus 17.500 square feet) The Droposed oroiect would include' (1) demolition and removal of PxislIng onsite features: (2) utilities improvements: (3) construction of two-stoy building: and (4) landscaping. Existino signs providing electronic messaging would remain In-place and used by the new bakery and cafe. Reviewing Agencies Checklist (Recommend Clearinghouse distribution by checking appropriate boxes) Air Resources Board Boating/Waterways, Dept. of Calif, Highway Patrol Caltrans District # Caltrans Division of Aeronautics Caftans Planning Coachella Valley Mountains Conservancy Coastal Conservancy Colorado River Board Commission Conservation, Department of Corrections, Department of Delta Protection Commission Education, Dept. of Office of Public School Construction Energy Commission Fish & Game Region #_5_ Food & Agriculture, Department of Forestry & Fire Protection General Services, Department of Office of Historic Preservation Health Services, Department of Housing and Community Development Integrated Waste Management Board Native American Heritage Commission LEI Office of Emergency Services Office of Historic Preservation El Parks & Recreation El Pesticide Regulation, Department of D Public Utilities Commission D Reclamation Board [E] Regional VVQCB D Resources Agency O S.F. Bay Conservation & Development Commission 111 San Gabriel & Lower Los Angeles Rivers & Mountains Conservancy O San Joaquin River Conservancy 0 Santa Monica Mountains Conservancy 0 State Lands Commission D SWRCB: Clean Water Grants SWRCB: Water Quality o SWRCB: Water Rights O Tahoe Regional Planning Agency E] Toxic Substances Control, Department of E Water Resources, Department of E Other: O Other: Public Review Period (to be filled in by lead agency) Envelopes to: State Clearinghouse:;fx 3044, Sacramento, GA 958'12IJ44 Certified or Fed Ex packages to; State Clearinghouse. 1400 Tenth Street, Suite 222, Sacramento, CA 95814 Revised: 8/12107 Y:\Planning Case Files-Riverside office\TR36410SEIRIDRAFT NOP documents‘NOC and Environmental Transmittal Form (must be included In SCH packet for NOP).docx Page 2 of 2 Clean C. Logan Los Angeles County Registrar / Recorder 12400 Imperial Highway, Norwalk, CA (000)201-8999 BUSINESS FILINGS REGISTRATION NORWALK Cashier Illi'liiiiipivo,112;41111101111111,11111111 Tuesday, August 01, 2017 1136 AM Item(s) Fee Uty Total NoC - County Posting Foe 1 $75.00 2017205294 Total $75.00 Total Documents: 1 Customer payment(s); Check $75.00 Check List: 423370 $75,00 Comment A NAIL ,voulot ACIMD South Coast Air Quality Management District 21865 .Copley Drive, Diamond Bar, CA91765-4178 (909) 396-2000 www,aqmd,gov SENT VIA E-MAIL AND USPS: ron.garcia@westcovina.org Ron Garcia, Senior Planner City of West Covina, Department of Planning 1444 West Garvey Avenue West Covina, CA 91790 August 15, 2017 Mitigated Negative Declaration (MND) for the Proposed Porto's Bakery and Café Project The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to comment on the above-mentioned document. The following comment is meant as guidance for the Lead Agency'and should be incorporated into the Final MND. SCAQMD Staff's Summary of Project Description The Lead Agency proposes to demolish an existing 17,500-square-foot commercial building and construct a 21,943-square-foot bakery and café ("Proposed Project"). The Proposed Project is surrounded by commercial development and public facilities. Demolition is scheduled for September 2017, and construction is expected to begin in October 2017 through April 2018. Permits and Compliance with SCAQMD Rules In the event that the Proposed Project will include the use of commercial bakery ovens during operation, SCAQMD should be identified as a Responsible Agency for the Proposed Project in the Final MND. Should there be any questions regarding permits, please contact SCAQMD's Engineering arid Permitting staff at (909) 396-2528 or (909) 396-2352. For more general information on permits, please visit SCAQ1VID's webpage at: http://www.aqmd.gov/home/permits . In addition, SCAQMD staff recommends that the Lead Agency include discussion in the Final MND to demonstrate compliance with the following SCAQMD Rules: SCAQMD Rule - 1153 Commercial Bakery Ovens; Rule 1153.1 - Emissions of Oxides of Nitrogen from Commercial Food Ovens; and Rule 1147 - NOx Reduction from Miscellaneous Sources. Pursuant to the CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency shall consider the MIND for adoption together with any comments received during the public review process. SCAQMD staff is available to work with the Lead Agency to address any air quality questions that may arise from this comment letter. Please contact Ryan 13anuelos, Air Quality Specialist, CEQA Section, at (909) 396-3479, if you have any questions. Sincerely, Scot Lijin Sun, J.D. Program Supervisor, CEQA IGR Planning, Rule Development & Area Sources LS:ED:DN:RB LAC 170 802-0 l Control Number Serious Drought! Making Conservation a California Way q f Life. Comment B STATE OP CALIFORNIA—CALIFORNIA STATE TRANSPORTATION/WITICY _FRMUND O. BROWN .1( Goveoluf, DEPARTMENT OF TRANSPORTATION DISTRICT 7-OFFICE OF REGIONAL PLANNING 100 S. MAIN STREET, MS 16 LOS ANGELES, CA 90012 PHONE (213) 897-0067 FAX (213) 897-1337 www.dot.ca.gov August 29, 2017 Mr. Ron Garcia City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 RE: Porto's Bakery and Cafe Vic: LA-10 PM: 34.891 GTS# 07-LA-2017-01063 SOH/ 2017071070 Dear Mr. Garcia, Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above referenced project. The project consists of demolishing an existing restaurant/nightclub building and constructing and operating a new bakery and cafe as well as various improvements to the parking lot and landscaping. The proposed bakery is slightly larger than that of the existing commercial building (21,943 sf vs 17,500 s1). The nearest State facility to the project site is 1-10. Caltrans does not expect project approval to result in direct adverse impacts to existing State transportation facilities. Any transportation of heavy construction equipment and/or materials requiring use of oversized- transport vehicles on State highways will require a Caltrans transportation permit. Caltrans recommends that large size truck trips be limited to off-peak commute periods. Also, storm water run-off is a sensitive issue for Los Angeles and Ventura counties. Be mindful that the project needs to be designed to discharge clean rim-off water. If you have any questions or concerns regarding these comments, please contact project coordinator, Severin Martinez at (213) 897-0067 or severin.mutinez@dot.ca.gov and refer to GTS# 07-LA-2017-01063, B-1 I B-2 I B 3 Sincerely, DIANNA WATSON IGR/CEQA Branch Chief cc: Scott Morgan, State Clearinghouse "Provide a safe, sustainable, Integrated and efficient transportation system to enhance California's economy and livability' Edmund 0, Brown Jr. Governor 44.* 40_ * To /VT .1 , Ken Alex Director Comment C STATE OF CALIFORNIA Governor's Office of Planning and Research State Clearinghouse and Planning Unit August 30, 2017 RECEIVED Ron Garcia, Senior Planner City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Subject: Portols Bakery and Cafe SCHW: 2917071070 Dear Ron Garcia, Senior Planner; SEP 06 20T7 PLANNING DEPT. The State Clearinghouse submitted the above named Mitigated Negative Declaration to selected state agencies for review, On the enclosed Document Details Report please note that the Clearinghouse has listed the state agencies that reviewed your document. The review period closed on. August 29, 201.7, and the comments from the responding agency (ies) is (are) enclosed. If this comment package is not in order, please -.notify the State Clearinghouse immediately. Please refer to the project's ten-digit State Clearinghouse number in future correspondence so that we may respond promptly. Please note that Section 21104(c) of the California Public Resources Code states that: "A responsible or other public agency shall only make substantive comments regarding those activities involved in a project which are within an area of expertise of the agency or which are required to be carried out or approved by the agency. Those comments shall be supported by specific documentation." These conuuents are forwarded for use in preparing your final environmental document. Should you need more information or clarification of the enclosed comments, we recommend that you contact the commenting agency directly. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please contact the State Clearinghouse at (916) 445-0613 if you have any questions regarding the environmental review process. IC-1 C-2 I C-3 St:011-11dorgan Director, State Clearinghouse Enclosures cc: Resources Agency 1400 TENTH STREET P.0, BOX 3044 5ACRA/1/241;NT°, CALIFORNIA 95812-3044 TEL (016) 445-0013 FAX (916) 323-3018 www,opr.ca.go1/2/ Document Details Report State Clearinghouse Data Base SCH# 2017071070 Project Title Porto's Bakery and Cafe Lead Agency West Covina, City of Type Description MND Mitigated Negative Declaration The project applicant proposed to demolish an existing restaurant/nightclub building, and construct 8nd operate a new bakery and cafe as well as various improvements to the parking lot and landscaping. The project also consists of a request for the approval of an administrative use permit to allow outdoor dining. The proposed bakery and cafe will slightly be larger than that of the existing commercial building (21,943 square feet versus 17,500 square feet). The proposed project will Include: (1) demolition and removal of existing ensile features; (2) utilities Improvements; (3) construction of a two-story building; and (4) landscaping. Existing signs providing electronic messaging would remain in-place and used by the new bakery and café. Lead Agency Contact Name Ron Garcia, Senior Planner Agency City of West Covina Phone (620) 939-8765 email Address 1444 West Garvey Avenue City West Covina Project Location County Los Angeles City West Covina Region Let/ Long 34" 04' 17.82" N / 117" 56' 09.88" W Cross Streets South Sunset Avenue and West Garvey Avenue Parcel No. 8474-003-062 Township 018 Range 10W Fax State CA Zip 91790 Base 8138&M Section 21 Proximity to: Highways 1-10 Airports None Railways Metrollnk/S Cal Regional Rail Waterways Walnut Creek, Big Dalton Wash, Little Dalton Wash, Vine Creek Schools various Land Use Project issues Biological Resources; Other Issues; Toxic/Hazardous Reviewing Resources Agency; Department of Fish and Wildlife, Region 5; Department of Parks and Recreation; Agencies Department of Water Resources; California Highway Patrol; Caltrans, District 7; Regional Water Quality Control Board, Region 4; Native American Heritage Commission; Public Utilities Commission Date Received 07/31/2017 Start of Review 07/31/2017 End of Review 08/29/2017 ripfnfJk rPlizt lit- frnm ingtiffiripni Infrvmntinn nmviripri hi fr1 r-trtAnrtu ‘et Goverrtot's Cabot Planing Ittilisarcii AUG 2 9 2017 STATE CLEARINGHOUSE Serious Drought' Making Conservonan a Col ffornin Way of sTATE3Eg.A1-WURN_IA=g4LiFoy1tvioTh TRANsrMAILMEIKLIZICX IMMUND 0 pi kOWN Givvenwr DEPARTMENT OF TRANSPORTATION DISTRICT 7-OFFICE OF REGIONAL PLANNING 100 S. MAIN STRE,ET, MS 16 LOS ANGELES. CA 90012 PHONE (213) 897-0067 FAX (213) 897-1337 www,dot.ca.gov August 29, 2017 Mr. Ron Garcia City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 RE; Porto's Bakery and Cafe Vie: LA-1.0 PM: 34.891 C1TS# 07-LA-2017-01063 SCI-1# 2017071070 Dear Mr. Garcia, Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above referenced project. The project consists of demolishing an existing restaurant/nightclub building and constructing and operating a new bakery and caf6, as well as various improvements to the parking lot and landscaping, The proposed bakery is slightly larger than that of the existing commercial building (21,943 sf vs 17,500 sf). The nearest State facility to the project site is 1 -10. Caltrans does not expect project approval to result in direct adverse impacts to existing State transportation facilities, Any transportation of heavy construction equipment and/or materials requiring use of oversized-- transport vehicles on State highways will require a Caltra,ns transportation permit. Caltrans recommends that large size truck trips be limited to off-peak commute periods. Also, storm water run-off is a sensitive issue for Los Angeles and Ventura counties. Be mindful that the project needs to be designed to discharge clean run-off water. If you have any questions or concerns regarding these comments, please contact project coordinator, Severin Martinez at (213) 897-0067 or severin.martinez@dot.clgov and refer to OTS# 07-LA-2017-01063. Sincerely, IA DIANNA WATSON IGR/CEQA Branch Chief cc: Scott Morgan, State Clearinghouse "Provide a „Taft, sustainable, integrated and efficient transporiation system Jo enhance California's economy and livability" ATTACHMENT NO. 2 CUP Applicant: UEI College Detailed description: UEI College is a vocationally oriented college offering diploma programs in Business Office Administration, Dental Assisting, Pharmacy Technician, Medical Assisting, Computer Systems Technician, Medical Billing and Insurance Coding, Medical Assistant Technician, Medical Front Office and Billing, Medical Office Specialist, Computer and Network Technician, Information Technology, Heating, Ventilation and Air Conditioning (HVAC), Automotive Technician, and Criminal Justice. UEI College will lease approximately 34,900 square feet at 339, 341 & 343 N. Azusa Avenue, West Covina, California. Several UEI College campuses have Green programs that raise student awareness and participation in helping our planet by rewarding students who carpool, and/or take the bus to and from school. I have attached a definition of the carpool incentive program as Exhibit A. Our carpool incentive program has freed up between 33-35 parking spaces in our San Diego Campus and has freed up between 16-20 parking spaces in our Ontario Campus. In addition to the carpool program, both of these campuses use a token economy system for bus commuters by providing monthly bus passes for students who ride the bus. Schedule of Operations: Currently, we offer 3 sessions each day Monday through Friday: 8:00 a.m. to 12:00 p.m. (morning session), 1:00 p.m. to 5:00 p.m. (afternoon session), 6:00 p.m. to 10:30 p.m. (evening session). Since our students are predominately working adults they enroll in a session based on their current work or family obligations. Our students attend one 4-hour session each day for nine consecutive months. The average class size is typically 10 – 15 students, with one faculty member per session. Breakdown of times and number of classes per day and number of faculty in each class: The morning and evening session tend to be the largest sessions. At targeted full capacity, we are anticipating a total of 220 people (including students, admin, faculty and staff) in the morning and evening sessions. The afternoon session is light, with typically no more than 75 students. The 125-150 students would require approximately 12 instructors. ATTACHMENT NO. 2 Automotive Program: This trade school program provides the applicant with an entry-level position in the automotive job market. The Automotive Technician program consists of the following: · Engine Theory · Brakes · Heating · Air Conditioning · Hybrid Drive Systems · Emerging Automotive Technology Automotive Hours of Operation: The program is offered: Monday through Friday: 8:00 a.m. to 12:00 p.m. Monday through Thursday: 5:30 p.m. to 10:30 p.m. The roll-up doors will be closed at all times, except when a staff member is relocating a car to and from the building. Number of employees using the facility from 7:00 a.m. to 10:00 p.m.: Typically, the administrative offices are open from 7:00 a.m. to 6:00 p.m. with some flexibility in hours offered to a limited number of employees. The campus will have approximately 18 full-time administrators in addition to instructors required above. Number of seats provided in each classroom, and total maximum occupancy for each classroom and office space.: Larger classrooms accommodate up to 25 students and one faculty member. The smaller classrooms seat up to 15. Although seating capacity in some classrooms is more than 25, these rooms are often used as orientation, professional development, and/or student assembly rooms where students from several classrooms are brought together into larger room for special presentations. Comparable Schools: This campus will be a relocation from their existing campus in El Monte. Each of our schools follow the current model of 10-15 students per session, with the same approximate break-down of morning, afternoon, and evening sessions. ATTACHMENT NO. 2 Public Transportation: This location was carefully selected for its ease of access to public transportation. For example: Local Foothill Transit Bus 492 Directly serves the site. It provides local service from El Monte and San Dimas. It also intersects with 10 Freeway Express bus lines 699, 480, 498 and 499 which stop at Azusa and the 10 Freeway (1 Block from the campus.) The Gold Line Light Rail along the foothills stops at Citrus and Foothill with connections to Azusa Blvd. In addition, to the above mentioned public transportation, UEI College students carpool, get dropped off, ride their bikes and walk. 11074-05 Parking Evaluation.docx July 20, 2017 Mr. Sanjay Sardana International Education Corporation 16485 Laguna Canyon Road, Suite 300 Anaheim Hills, CA 92808 SUBJECT: UEI COLLEGE WEST COVINA CAMPUS PARKING EVALUATION Dear Mr. Sanjay Sardana: Urban Crossroads, Inc. is pleased to provide this revised Parking Evaluation for the proposed UEI College West Covina Campus (“Project”), which is located at the West Covina Village Shopping Center (339 North Azusa Avenue) in the City of West Covina. This Parking Evaluation has been updated to include existing Monday through Friday parking counts at West Covina Village Shopping Center the based on feedback from the City. The Project proposes the development of a 34,900 square-feet vocational/trade school in an existing retail shopping center. The purpose of this Parking Evaluation is to demonstrate that the Project site provides adequate parking supply to support approval of a conditional use permit. This Parking Evaluation provides a review of the City of West Covina Municipal Code parking requirements, provides typical weekday parking counts at the West Covina Village Shopping Center, and describes the Project parking demands based on existing parking counts collected at two existing UEI College locations. CITY OF WEST COVINA PARKING REQUIREMENTS Section 26-581 of the City of West Covina Municipal Code describes the general Off-Street Parking requirements and Section 26-582 identifies the nonresidential parking ratios. According to the Municipal Code, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Table 1 provides a summary of the applicable City of West Covina Parking requirements. For general retail use such as the existing West Covina Village Shopping Center, the City of West Covina Municipal Code requires one (1) parking space for each two hundred fifty (250) square feet of gross floor area. For colleges, business schools, trade schools, and similar uses consistent with the planned UEI College West Covina Campus, one (1) parking space per two (2) employees plus one (1) parking space per two (2) students is required. Sections 26-581 and 26-582 of the City of West Covina Municipal Code is included as Attachment A. Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 2 of 10 11074-05 Parking Evaluation.docx TABLE 1: CITY OF WEST COVINA MUNICIPAL CODE PARKING REQUIREMENTS Use Parking Rate Notes General Retail 1 per 250 square feet One (1) parking space for each two hundred fifty (250) square feet of gross floor area Trade Schools 1 per 2 persons One (1) parking space per two (2) employees One (1) parking space per two (2) students 1 Based on the City of West Covina Municipal Code Section 26-582 Parking ratios, nonresidential. EXISTING WEST COVINA SHOPPING CENTER The existing site known as the West Covina Village Shopping Center (339 North Azusa Avenue) includes a combination of, restaurants, retail, gym and bank use with parking accommodations for 970 vehicles. The existing site plan is shown below on Exhibit A. EXHIBIT A: WEST COVINA SHOPPING (EXISTING) Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 3 of 10 11074-05 Parking Evaluation.docx TABLE 2: WEST COVINA VILLAGE (EXISTING) SHOPPING CENTER USES ID Address Tenant Building Square Footage 1 301/315/317 Caremore Medical 8,663 2 323 Tri King Restaurant 2,500 3 327 Uncle Tim's Thai Restaurant 3,080 4 329-337 Available 7,000 5 339 Potential UEI Space 30,000 6 341 Potential UEI Space 2,800 7 343 Potential UEI Space 2,100 8 345/347/349 Tasty Goody Chinese Restaurant 4,900 9 351/353 Ultra Mist Vape 3,300 10 357 Turner's Outdoorsman 4,780 11 365 Gran Dollar 9,425 12 375 Stater Bros. 35,232 13 381 Greenfield Restaurant 9,062 14 403 Dollar Tree 10,234 15 405 Automotive Club of Southern California 6,380 16 409 Available 1,242 17 411 Edible Arrangements 1,778 18 415 Freeway Insurance 2,500 19 417 Bella Vous Nails 3,404 20 419 US Govt. Dept. of Army 900 21 421 Bank of America ATM 200 22 423 Serenity Reflexology 1,500 23 425 Rose Threading Salon 1,500 24 427/429 Citi Bank Financial 3,000 25 433 Miracle Ear 1,500 26 437 Available 5,000 27 441/453 LA Fitness 28,300 28 443 Nutrition for Less 1,400 29 445 Entourage Hair Salon 1,400 30 447 Bath & Furry Works 1,400 31 449 Wateria 1,400 32 451 Our Dental Office 3,300 33 455 Chase Bank 4,200 34 463 Neptune Society 1,675 35 465 Wingstop 1,355 36 467 FedEx Office 4,000 37 471 First City Credit Union 4,200 38 477-479 Wescom Credit Union 4,275 Totals: 218,885 Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 4 of 10 11074-05 Parking Evaluation.docx As shown on Table 2, the existing shopping center includes several outparcels with inline retail representing approximately 218,885 square feet of general retail use. A review of the existing shopping center use shows that approximately 48,132 or 22% of the shopping center is currently vacant. The Potential UEI space is proposed at 339, 341 and 343 N. Azusa Avenue. With the proposed UEI occupancy at 339, 341 and 343 N. Azusa Avenue, the vacancy will be reduced to 13,242 square feet or 6%. EXISTING PARKING COUNTS To describe the existing parking demands at the West Covina Village Shopping Center (339 North Azusa Avenue) weekday hourly parking counts were collected from Monday through Friday. The parking count surveys included as Attachment B, identify a total parking supply of 970 spaces with peak parking demands ranging from 397 spaces at 7:00 PM on Thursday, July 13, 2017 to 487 spaces at 3:00 PM on Friday, July 14, 2017. This translates into an average weekday parking demand of roughly 430 spaces. Considering that the West Covina Shopping Center provides a total parking supply of 970 spaces, approximately 540 spaces or roughly 55% of the available parking remains vacant during the existing average weekday conditions. As shown on Table 3 below, the peak hour parking demands vary throughout the week with peak conditions typically occurring during lunch and dinner hours. However, peak conditions on Friday occurred during the late afternoon hours around 3:00 and 4:00 PM. The Friday peak parking demands were primarily associated with the existing LA Fitness gym. TABLE 3: EXISTING WEST COVINA SHOPPING CENTER WEEKDAY PARKING DEMAND COUNTS Time Monday Tuesday Wednesday Thursday Friday Weekday 7/17/17 5/30/17 7/12/17 7/13/17 7/14/17 Average 8:00 AM 150 185 156 145 189 165 9:00 AM 265 306 250 287 290 280 10:00 AM 357 385 338 364 377 364 11:00 AM 377 404 395 377 398 390 12:00 PM 389 440 393 380 434 407 1:00 PM 374 416 432 365 431 404 2:00 PM 391 405 427 396 445 413 3:00 PM 444 431 403 385 487 430 4:00 PM 389 431 394 384 472 414 5:00 PM 453 399 403 384 439 416 6:00 PM 366 403 392 374 397 386 7:00 PM 376 390 395 397 353 382 8:00 PM 338 317 351 336 307 330 Peak 453 440 432 397 487 430 Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 5 of 10 11074-05 Parking Evaluation.docx UEI COLLEGE WEST COVINA CAMPUS PARKING REQUIREMENTS The planned UEI College West Covina Campus will occupy space that as general retail use requires 1 parking space per every 250 square feet of gross floor area consistent with Section 26-581 of the City of West Covina Municipal Code. This translates to a parking requirement of 140 spaces for the 34,900 square of general retail space. However, for proposed for colleges, business schools, trade schools, and similar uses consistent with the planned UEI College West Covina Campus, one parking space per two students, administrators and instructors is required. Assuming a combined maximum number 220 persons at the planned UEI College West Covina Campus, 110 parking spaces is required per the Municipal Code. Based on the Municipal Code requirements UEI requires 30 spaces less than traditional retail use. Table 4 provides a comparison of the City of West Covina Municipal Code parking rates. TABLE 4: CITY OF WEST COVINA UEI PARKING RATE COMPARISON Condition Use Parking Rate2 Quantity Units Parking Stalls Required Existing1 Retail 1 per 250 sf 34,900 Square Feet 140 Proposed Trade School 1 per 2 persons 220 Persons 110 Difference -30 1 When calculated as a single retail use (339, 341, 343 ). 2 Based on the City of West Covina Municipal Code Section 26-582 Parking ratios, nonresidential. REFERENCE PARKING SURVEYS To estimate the actual parking utilization rates for the UEI College West Covina Campus, reference parking surveys were taken during typical weekday conditions at similar campus locations. 0 100 200 300 400 500 600 700 800 900 1000 VehiclesExisting West Covina Shopping Center Weekday Parking Demand Monday Tuesday Wednesday Thursday Friday Available Parking Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 6 of 10 11074-05 Parking Evaluation.docx UEI ANAHEIM Located at 401 West Carl Karcher Way, UEI Anaheim serves approximately 129 students, 18 administrators and 10 instructors. This represents a total of 157 persons on campus during peak conditions. Based on the parking survey counts collected by Urban Crossroads, Inc. on Wednesday, May 31, 2017 the UEI Anaheim campus exhibited a peak parking demand of approximately 150 vehicles. This translates into a parking rate of 1 space per 1.05 persons. However, it is important to note that according to UEI, many of the students do not own vehicles and instead rely on other forms of transportation. This includes public transit, ride sharing, biking and walking to campus. Attachment C includes the parking survey counts and an aerial view of the UEI Anaheim campus. UEI EL MONTE Located at 3401 Rio Hondo Avenue, UEI El Monte serves approximately 138 students, 18 administrators and 10 instructors. This represents a total 166 persons on campus during peak conditions. Based on the parking survey counts collected by Urban Crossroads, Inc. on Thursday, June 1, 2017 the UEI El Monte campus exhibited a peak parking demand of approximately 146 vehicles. This translates into a parking rate of 1 space per 1.14 persons. However, it is important to note that according to UEI, many of the students do not own vehicles and instead rely on other forms of transportation. This includes public transit, ride sharing, biking and walking to campus. Attachment D includes the parking survey counts and an aerial view of the UEI El Monte campus. PARKING DEMAND RATES Table 5 presents a summary comparison of the observed UEI reference parking demand rates. The comparison suggests an average UEI parking rate of 1 space per 1.09 persons. Since the parking survey counts locations were not reserved for the exclusive use of UEI persons, these reference parking counts likely include non-UEI vehicles and, therefore, may overstate the actual parking demands attributed to UEI. Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 7 of 10 11074-05 Parking Evaluation.docx TABLE 5: ACTUAL UEI PARKING RATES (BASED ON REFERENCE PARKING COUNTS) UEI Campus Parking Demand Student Attendance On-Site Employees Total UEI Persons UEI Parking Rate (Stalls/Person) Anaheim1 150 129 28 157 1 per 1.05 persons El Monte2 146 138 28 166 1 per 1.14 persons Average UEI Parking Rate: 1 per 1.09 persons 1 Based on parking demand counts collected on Wednesday, May 31, 2017 2 Based on parking demand counts collect on Thursday, June 1, 2017 The UEI College West Covina Campus is expected to serve approximately 220 students, administrators and instructors. The new campus will replace the existing El Monte UEI College located at 3401 Rio Hondo Avenue that currently serves a total of approximately 166 students, administrators and instructors. It is important to recognize that the estimated maximum number of persons at likely overstates the actual number of students, administrators and instructors that will be at the site at any one time. Table 6 indicates that the estimated UEI West Covina Parking Demand is 201 spaces based on the average UEI parking demand rate of 1.09 spaces per person. Again, this conservative parking demand rate likely overstates the actual parking requirements. Actual UEI attendance survey estimates suggest a more realistic parking rate of 1 space per 1.7 persons. Using the UEI parking demand rate of 1 space per 1.7 persons suggests a parking space requirement of 129 spaces. This is generally consistent with the current City of West Covina Municipal Code parking requirement of 110 spaces. Table 6 suggests that the UEI parking demand ranges from 110 to 201 spaces. TABLE 6: ESTIMATED UEI WEST COVINA PARKING DEMAND UEI West Covina (Persons)1 Source Parking Rate (Stalls/Person) Parking Demand (Spaces) 220 Reference Parking Counts2 1 per 1.09 persons 201 UEI Attendance Surveys3 1 per 1.70 persons 129 Municipal Code4 1 per 2.00 persons 110 1 Planned student enrollment and on-site staff (Administrators/Instructors). 2 Based on actual UEI parking demand counts as shown on Table 4. 3 Student attendance counts collected during hours of operations from UEI. 4 City of West Covina Municipal Code Parking Requirements as shown on Table 1. PARKING UTILIZATION Parking utilization represents the number of parking stalls required (parking demand) expressed as a percentage of the number of parking stalls provided. During typical weekday conditions, the parking demand for neighborhood shopping centers like the West Covina Village Shopping Center rarely exceed 70% of the available parking stalls. According the Shared Parking report published by the Urban Land Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 8 of 10 11074-05 Parking Evaluation.docx Institute, typical monthly parking utilization rates range from a low 56% in the month of January to a high of 72% in the month of November. Parking utilization approaches 100% during peak holiday conditions in the month of December. It is important to note that since most of the parking survey counts were collected during the month of July, they have been adjusted to reflect peak seasonal conditions. Table 7 presents a summary of the existing and proposed parking utilization for UEI. As shown on Table 7, during peak seasonal conditions with the proposed UEI campus, the West Covina Village Shopping Center is estimated provide an average weekday parking surplus of 97 spaces. It is important to recognize that this parking surplus is based on several conservative estimates that likely overstates the number persons on campus; and accounts for peak seasonal parking demands. In addition, the hourly parking demands associated with UEI generally compliment the peak hourly parking demands associated with typical shopping centers uses such as the LA Fitness. For example, according to UEI, only 83% of the student body attends class on Friday. In addition, no afternoon or evening classes are currently offered or planned. The peak parking demands from UEI do not conflict with the existing peak parking hours at the West Covina Village Shopping Center. No classes are offered on Saturday or Sunday. Table 8 presents a comparison of the typical hourly parking demands by use outlined in the Shared Parking report published by the Urban Land Institute (ULI). TABLE 7: ESTIMATED WEST COVINA VILLAGE SHOPPING CENTER PEAK PARKING UTILIZATION Condition Existing Peak Parking Demand1 Seasonal Adj. Factor2 Adjusted Peak Demand3 UEI Peak Parking Demand4 Total Parking Demand5 Available Parking Supply6 Peak Parking Utilization7 Peak Parking Surplus8 Monday 453 1.56 708 201 909 970 94% 61 Tuesday 440 1.52 667 201 868 970 90% 102 Wednesday 432 1.56 675 201 876 970 90% 94 Thursday 397 1.56 620 201 822 970 85% 148 Friday9 487 1.56 761 167 928 970 96% 42 Weekday Average 430 1.56 672 201 873 970 90% 97 1 Weekday peak hour parking demand counts as shown on Table 6 (Attachment A). 2 ULI Shared Parking Recommended Monthly Adjustment Factors for Customer/Visitor Parking. 3 Adjusted parking demand based on the Seasonal Adjustment Factor. 4 Estimated parking demand for existing retail space to be occupied by UEI (Table 3). 5 Total Estimated parking demand with and without UEI. 6 Total on-site West Covina Village Shopping Center parking supply. 7 Adjusted Peak Demand divided by the number of available parking stalls. 8 Estimated number of parking stalls remaining during peak conditions. 9 Roughly 83% of the student body attends class on Friday. No afternoon or evening classes are planned. Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 9 of 10 11074-05 Parking Evaluation.docx TABLE 8: HOURLY PARKING DEMANDS BY USE Land use 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM Shopping Center1 10% 20% 40% 65% 90% 100% 100% 100% 95% 85% 70% 55% 40% Heatlh Club1 40% 70% 70% 80% 60% 70% 70% 70% 80% 90% 100% 90% 80% West Covina Village2 42% 70% 88% 92% 100% 95% 92% 98% 98% 91% 92% 89% 72% UEI3 44% 80% 97% 100% 100% 59% 56% 50% 44% 48% 46% 46% 45% 1 Based on parking utilization rates by land use type according to the Urban Land Institute (ULI) Shared Parking Second Edition. 2 Based on parking counts collected at the West Covina Village (Attachment B). 3 Based on parking counts collected at the Anaheim and El Monte UEI Campus during typical weekday conditions. 0% 20% 40% 60% 80% 100% 120% 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM Typical Hourly Parking Demand by Land Use Shopping Center Health Club West Covina Village UEI Mr. Sanjay Sardana International Education Corporation July 20, 2017 Page 10 of 10 11074-05 Parking Evaluation.docx CONCLUSIONS This Parking Evaluation demonstrates that the West Covina Village Shopping Center shopping center will provide adequate parking to support the proposed UEI College West Covina Campus. The analysis suggests that the UEI College West Covina Campus will require approximately 110 to 201 parking spaces during peak conditions. With the excess parking available, the West Covina Village Shopping Center can support the UEI College West Covina Campus during peak seasonal conditions with a weekday average parking surplus of 97 spaces. If you have any questions, please contact me directly at (949) 336-5979. Respectfully submitted, URBAN CROSSROADS, INC. Bill Lawson, P.E., INCE Principal 11074-05 Parking Evaluation.docx ATTACHMENT A: CITY OF WEST COVINA OFF-STREET PARKING REQUIREMENTS 11074-05 Parking Evaluation.docx This page intentionally left blank Page 1 Sec. 26-581. - Off-street parking—General requirements. (a) Generally: All parking areas in nonresidential zones shall conform to the requirements set forth in planning commission Resolution No. 2513 and Article XIV, Division 2. (b) Location: Off-street parking facilities shall be located as specified hereinafter, and shall also comply with Article XIV, Division 2. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the parking facility to the nearest point of the building that such facilities are required to serve: (1) For hospitals, homes for the aged, orphanages, and other similar uses, not more than one hundred fifty (150) feet from the building they are required to serve; and (2) For uses other than those specified above not over three hundred (300) feet from the building they are required to serve. (3) Off-street parking facilities at greater distances than specified above may be permitted subject to the approval of a conditional use permit as set forth in article VI of this chapter. (c) Mixed occupancies: In the case of mixed uses, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one (1) use shall not be considered as providing required parking facilities for any other use, except as hereinafter specified for joint use. (d) Uses not specified: Where the parking requirements for a use is not specifically defined herein, the parking requirements for such use shall be determined by the planning commission in the manner set forth in section 26-165 of this chapter, and such determination shall be based upon the requirements for the most comparable use specified herein. (e) Minor parking reduction: The planning director or his/her designee may, upon application of an administrative use permit by the owner or lessee of any property, authorize a five (5) percent reduction of the number of spaces required by section 26-582, based on quantitative information (e.g., parking survey of the site, documentation of customer frequency, etc.) conducted and prepared by staff that documents the need for fewer spaces. (f) Joint use: The planning commission may, upon application by the owner or lessee of any property for a conditional use permit as set forth in article VI of this chapter, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein: (1) Up to fifty (50) percent of the parking facilities required by this article for a use considered to be primarily a daytime use may be provided by a use considered to be primarily a nighttime and/or Sunday use; up to fifty (50) percent of the parking facilities required by this article for a use considered to be primarily a nighttime use may be provided by a use considered to be primarily a daytime use, provided that such reciprocal parking area shall be subject to conditions as set forth in subparagraph (4) below. (2) Up to one hundred (100) percent of the parking facilities required by this article for a church or for an auditorium incidental to a public or parochial school may be supplied by parking facilities of a use considered to be primarily daytime use, provided that such reciprocal parking area shall be subject to conditions set forth in subparagraph (4) below. (3) The following are typical daytime uses: Banks, business and financial offices, manufacturing uses. The following uses are typical nighttime and/or Sunday uses: Auditoriums, incidental to a public or parochial school, churches, dance halls and theaters. (4) Conditions required for joint use: a. The building or use for which application is being made for authority to utilize the existing off- street parking facilities provided by another building or use, shall be located within three hundred (300) feet of such parking facilities. Page 2 b. The applicant shall show that there is no substantial conflict in the principal operating hours for the buildings or uses for which the joint use of off-street parking facilities is proposed. c. Parties concerned in the joint use of off-street parking facilities shall evidence agreement for such joint use by a proper legal instrument approved by the city attorney as to form and content. Such instrument, when approved as conforming to the provisions of this chapter, shall be recorded in the office of the county recorder and copies thereof filed with the building, planning, and engineering divisions. (g) Common facilities: The planning commission may, upon application by the owner or lessee of any property for a conditional use permit as set forth in article VI of this chapter, authorize common parking facilities. Common parking facilities shall include size, shape, and relationship to business sites to be served, provided that the total of such off-street parking spaces when used together shall not be less than the sum of the various uses computed separately. Only calculated parking required for general retail uses may be reduced by up to the percentages provided below as approved by the planning commission. (1) When any such common facility is to occupy a site of five thousand (5,000) square feet or more, then the parking requirements as specified herein for each of two (2) or more participating buildings or uses may be reduced not more than fifteen (15) percent. (2) When any such common facility is to occupy a site of seventy-five thousand (75,000) square feet or more, then the parking requirements as specified herein for each of two (2) or more participating buildings or uses may be reduced not more than twenty (20) percent. (h) Required improvement and maintenance of parking areas and used car sales areas: Every lot or parcel of land used as a public or private parking area and having a capacity of five (5) or more vehicles, or car sales area, shall be developed and maintained in accordance with the requirements as established from time to time by resolution of the planning commission. (i) Comprehensive planned facilities (parking districts): Areas may be exempted from the parking requirements as otherwise set up in this article, provided: (1) Such area shall be accurately defined by the planning commission in the manner prescribed for conditional uses in article VI of this chapter. (2) No such district may be established and exempted from the provisions of section 26-583 unless sixty (60) percent or more of all record lots comprising such proposed district are devoted to uses first permitted in a "C" or "M" Zone. (3) Before such defined district shall be exempt as provided in this section, active proceedings under any applicable legislative authority shall be instituted to assure that the exempted area shall be provided with comprehensive parking facilities which will reasonably serve the entire district. (j) Multiple story parking: Multiple story parking shall be permitted only within a structure with drive-up ramps. (k) Parking or storage of commercial vehicles restricted: It shall be unlawful to park any commercial vehicle on property which is zoned for commercial purposes except in a space which is reserved for that purpose in the parking facility required to be maintained in connection with such commercial use. It shall be unlawful to store any commercial vehicle on property which is not zoned for manufacturing purposes. The provisions of this section shall not apply to commercial automobiles, pickups, panel delivery trucks and station wagons. (Code 1960, § 10904.15; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1913, § 2, 2-16-93; Ord. No. 2030, § 4, 4-20-99; Ord. No. 2204, § 3(Exh. A), 2-16-10) Sec. 26-582. - Parking ratios, nonresidential (except PAR). Page 3 The following off-street parking spaces shall be provided in nonresidential zones. Any employee parking area shall comply with the definitions and standards outlined in Article XIV, Division 2 of this chapter. (a) General Business: (1) Business, general retail and personal service, one (1) parking space for each two hundred fifty (250) square feet of gross floor area (see definition). (2) Medical and dental office having less than twenty thousand (20,000) square feet of gross floor area, one (1) parking space for every one hundred fifty (150) square feet of gross floor area; medical or dental office having more than twenty thousand (20,000) square feet of gross floor area, one (1) parking space for every two hundred (200) square feet of gross floor area. (3) Business office having less than twenty thousand (20,000) square feet of gross floor area, one (1) parking space for every three hundred (300) square feet of gross floor area; business office having more than twenty thousand (20,000) square feet of gross floor area, one (1) parking space for every three hundred fifty (350) square feet of gross floor area. (b) Automobile, boat or trailer sales or rental; retail nurseries, lumber yards, and other open uses, one (1) parking space for each one thousand (1,000) square feet of gross land area devoted to display of such use. (c) Bowling alleys, five (5) parking spaces for each alley. (d) Theaters, skating rinks, and other places of public assembly, one (1) parking space for each two and one-half (2.5) seats and one (1) for every forty (40) square feet of assembly area not occupied by seats, or as determined by a parking demand study approved by the planning commission. (e) Restaurant (permanent seating, drive-in, drive-through, or any combination thereof) and cocktail lounges, one (1) parking space for every three and one-half (3.5) permanent seats, and one (1) for every forty (40) square feet of assembly area not occupied by permanent seats. Not less than ten (10) such parking spaces shall be provided. (1) Outdoor seating (not covered by a permanent canopy), one (1) parking space for every five (5) fixed seats. (f) Motels and hotels, one (1) parking space for each unit. (g) Billiard parlors (main use and accessory use), two (2) parking spaces per billiard table plus one (1) additional parking space for each employee. (h) Automobile service stations, one (1) parking space for each two (2) employees with a minimum of two (2) such spaces plus one (1) parking space for each service bay. (i) Boarding house, one (1) parking space per unit. (j) Convalescent homes, one (1) parking space per two (2) beds. (k) Hospitals and sanitariums, one and one-half (1.5) parking spaces per bed. (l) Orphanage and rest home, one (1) parking space per three (3) beds. (m) Clubs, fraternal organizations, etc., one (1) parking space per two (2) beds plus one parking space per every forty (40) square feet of assembly area. (n) Schools: (1) Elementary, one parking space per employee. (2) Junior high, one parking space per employee plus one (1) parking space per one hundred (100) students. (3) High school, one (1) parking space per employee plus one (1) parking space per ten (10) students. Page 4 (4) Colleges, business schools, trade schools, and similar uses, one (1) parking space per two (2) employees plus one (1) parking space per two (2) students. (o) Manufacturing uses, storage, warehouses and laboratories: (1) (Nonresidential zones except I-P and), one (1) parking space per two (2) employees or one (1) parking space per five hundred (500) square feet of gross floor area whichever is greater. (2) (I-P), one (1) parking space for each one and one-quarter (1¼) employees on the largest shift or one (1) parking space per each five hundred (500) square feet, shall be provided for any planned industrial use. (p) Computer game/internet access center, one (1) parking space for every five (5) machines, plus one (1) space for every five (5) seats in the waiting area. (Code 1960, § 10904.16; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1352, § 1, 8-8-77; Ord. No. 1570, § 2, 1-10-83; Ord. No. 1913, § 2, 2-16-93; Ord. No. 1933, § 1(Amd. 258, Exh. 1), 4-5-94; Ord. No. 2030, § 4, 4-20-99; Ord. No. 2102, § 3, 6-17-03; Ord. No. 2204, § 3(Exh. A), 2-16-10) 11074-05 Parking Evaluation.docx ATTACHMENT B: WEST COVINA SHOPPING CENTER PARKING COUNT SURVEY 11074-05 Parking Evaluation.docx This page intentionally left blank Location:West Covina Village Shopping Center Date: Weather:Clear Analyst:S. Turner A B C D E F G H 8:00 AM 2 2 14 18 4 97 13 0 150 9:00 AM 11 2 18 50 4 151 18 11 265 10:00 AM 22 7 29 64 4 181 33 17 357 11:00 AM 26 18 27 79 3 168 30 26 377 12:00 PM 26 25 25 78 6 182 34 13 389 1:00 PM 29 22 24 84 3 164 32 16 374 2:00 PM 24 19 25 88 9 177 32 17 391 3:00 PM 29 20 28 115 7 197 31 17 444 4:00 PM 27 18 23 90 7 175 33 16 389 5:00 PM 26 31 17 106 5 208 35 25 453 6:00 PM 18 19 8 88 7 181 32 13 366 7:00 PM 10 23 10 98 3 192 36 4 376 8:00 PM 8 24 7 83 6 186 22 2 338 No. of Spaces 77 81 66 240 72 330 66 38 970 Parking Count Survey Monday, July 17, 2017 Time Parking Analysis Zones Total U:\UcJobs\_10600-11000\_11000\11074\excel\11074-08 Parking.xlsx Location:West Covina Village Shopping Center Date: Weather:Clear Analyst:L. Lawson A B C D E F G H 8:00 AM 1 0 18 29 4 111 19 3 185 9:00 AM 7 0 31 41 4 181 30 12 306 10:00 AM 20 10 34 69 5 204 27 16 385 11:00 AM 23 15 29 79 5 207 30 16 404 12:00 PM 23 25 27 89 6 212 41 17 440 1:00 PM 22 17 36 93 7 190 32 19 416 2:00 PM 22 24 37 96 6 178 26 16 405 3:00 PM 24 23 37 104 9 190 29 15 431 4:00 PM 25 19 31 92 8 211 34 11 431 5:00 PM 23 21 13 85 8 206 33 10 399 6:00 PM 21 22 8 99 9 218 19 7 403 7:00 PM 16 23 8 108 11 209 12 3 390 8:00 PM 12 27 6 71 10 172 17 2 317 No. of Spaces 77 81 66 240 72 330 66 38 970 Parking Count Survey Time Parking Analysis Zones Total Tuesday, May 30, 2017 U:\UcJobs\_10600-11000\_11000\11074\excel\11074-08 Parking.xlsx Location:West Covina Village Shopping Center Date: Weather:Clear Analyst:S. Turner A B C D E F G H 8:00 AM 3 1 13 29 3 98 9 0 156 9:00 AM 8 3 31 47 4 129 20 8 250 10:00 AM 17 6 32 60 5 178 30 10 338 11:00 AM 22 16 34 72 9 204 25 13 395 12:00 PM 24 25 25 88 9 175 31 16 393 1:00 PM 26 26 38 101 14 181 33 13 432 2:00 PM 29 30 37 106 11 169 34 11 427 3:00 PM 25 20 35 94 7 178 27 17 403 4:00 PM 23 13 32 86 6 187 31 16 394 5:00 PM 24 15 26 91 8 193 27 19 403 6:00 PM 22 21 19 98 6 181 36 9 392 7:00 PM 19 24 16 91 11 194 32 8 395 8:00 PM 10 27 12 82 16 176 24 4 351 No. of Spaces 77 81 66 240 72 330 66 38 970 Parking Count Survey Wednesday, July 12, 2017 Time Parking Analysis Zones Total U:\UcJobs\_10600-11000\_11000\11074\excel\11074-08 Parking.xlsx Location:West Covina Village Shopping Center Date: Weather:Clear Analyst:S. Turner A B C D E F G H 8:00 AM 0 1 15 29 3 83 12 2 145 9:00 AM 8 2 31 45 4 167 20 10 287 10:00 AM 19 4 27 54 3 217 22 18 364 11:00 AM 22 10 28 66 5 202 28 16 377 12:00 PM 18 18 24 82 12 175 34 17 380 1:00 PM 21 17 28 77 11 163 31 17 365 2:00 PM 21 23 33 91 12 166 33 17 396 3:00 PM 23 20 27 84 9 174 31 17 385 4:00 PM 24 22 28 89 9 170 28 14 384 5:00 PM 22 19 23 87 7 184 32 10 384 6:00 PM 19 19 10 93 6 195 24 8 374 7:00 PM 17 21 5 97 10 201 39 7 397 8:00 PM 15 26 4 79 14 166 28 4 336 No. of Spaces 77 81 66 240 72 330 66 38 970 Parking Count Survey Thursday, July 13, 2017 Time Parking Analysis Zones Total U:\UcJobs\_10600-11000\_11000\11074\excel\11074-08 Parking.xlsx Location:West Covina Village Shopping Center Date: Weather:Clear Analyst:B. Lundstrum A B C D E F G H 8:00 AM 2 3 16 41 3 111 8 5 189 9:00 AM 8 4 24 52 5 168 19 10 290 10:00 AM 22 15 31 70 4 191 21 23 377 11:00 AM 26 26 25 84 3 191 27 16 398 12:00 PM 23 28 26 112 8 186 29 22 434 1:00 PM 20 38 33 94 10 180 33 23 431 2:00 PM 21 35 35 102 8 190 34 20 445 3:00 PM 25 38 31 103 8 220 33 29 487 4:00 PM 25 36 31 94 9 210 38 29 472 5:00 PM 22 32 23 93 9 196 40 24 439 6:00 PM 18 39 10 96 10 180 32 12 397 7:00 PM 14 33 6 91 12 170 22 5 353 8:00 PM 9 28 10 76 10 151 18 5 307 No. of Spaces 77 81 66 240 72 330 66 38 970 Parking Count Survey Friday, July 14, 2017 Time Parking Analysis Zones Total U:\UcJobs\_10600-11000\_11000\11074\excel\11074-08 Parking.xlsx 11074-03 Parking Evaluation.docx This page intentionally left blank 11074-05 Parking Evaluation.docx ATTACHMENT C: UEI ANAHEIM CAMPUS REFERENCE PARKING SURVEY 11074-05 Parking Evaluation.docx This page intentionally left blank Location:UEI Anaheim - 401 W. Carl Karcher Way Date:5/31/2017 Weather:Clear Analyst:L. Lawson A B C D E 8:00 AM 8 34 8 2 32 84 76 9:00 AM 8 50 14 5 58 135 127 10:00 AM 8 51 16 8 71 154 146 11:00 AM 10 51 17 10 72 160 150 12:00 PM 12 52 17 11 70 162 150 1:00 PM 11 18 6 5 46 86 75 2:00 PM 9 19 6 5 42 81 72 3:00 PM 10 23 6 5 20 64 54 4:00 PM 13 13 6 6 17 55 42 5:00 PM 15 27 8 6 18 74 59 6:00 PM 11 54 12 5 22 104 93 7:00 PM 9 46 12 4 23 94 85 8:00 PM 11 44 9 3 22 89 78 # Spaces 49 59 16 0 75 162 150Maximum Parking Count Survey Time Parking Analysis Zones Total UEI Only (Zones B+C+D+E) U:\UcJobs\_10600-11000\_11000\11074\excel\11074-05 Parking.xlsx Daily Class ScheduleTotal Students% Drop off / Public Transportation / Bike/Walk# of Cars (Students) Administrators Instructors Total # of Cars8:00 AM ‐ 9:00 AM 129 46% 701810 989:00 AM ‐ 10:00 AM 129 46% 701810 9810:00 AM ‐ 11:00 AM 129 46% 701810 9811:00 AM ‐ 12:00 PM 129 46% 701810 9812:00 PM ‐ 1:00 PM 0 0% 0180181:00 PM ‐ 2:00 PM 51 30% 36182562:00 PM ‐ 3:00 PM 51 30% 36182563:00 PM ‐ 4:00 PM 51 30% 36182564:00 PM ‐ 5:00 PM 51 30% 36182565:00 PM ‐ 5:30 PM 0 0% 0180185:30 PM ‐ 7:00 PM 99 28% 71184937:00 PM ‐ 8:00 PM 99 28% 7104758:00 PM ‐ 9:00 PM 99 28% 7104759:00 PM ‐ 10:00 PM 99 28% 71047510L00 PM ‐ 10:30 PM 99 28% 710475UEI COLLEGE‐AnaheimCurrent Student Count During Hours of Operation 11074-03 Parking Evaluation.docx This page intentionally left blank 11074-05 Parking Evaluation.docx ATTACHMENT D: UEI EL MONTE CAMPUS REFERENCE PARKING SURVEY 11074-05 Parking Evaluation.docx This page intentionally left blank Location:UEI El Monte - 3401 Rio Hondo Ave.Date:6/1/2017 Weather:Clear Analyst:L. Lawson A B C D E 8:00 AM 76 47 3 4 130 54 9:00 AM 121 135 9 5 270 111 10:00 AM 154 167 12 7 340 140 11:00 AM 155 177 13 11 356 146 12:00 PM 158 170 13 11 352 145 1:00 PM 73 153 12 5 243 100 2:00 PM 63 153 10 2 228 94 3:00 PM 56 155 10 2 223 92 4:00 PM 52 150 12 1 215 89 5:00 PM 62 129 8 1 200 82 6:00 PM 89 14 3 1 107 44 7:00 PM 96 28 3 2 129 53 8:00 PM 121 11 0 2 134 55 # Spaces 198 196 28 51 356 146 1 UEI occupies 27,611 square feet of a 68,091 square feet or 41% of the office building. Maximum Parking Count Survey Time Total UEI Only1Parking Analysis Zones U:\UcJobs\_10600-11000\_11000\11074\excel\11074-05 Parking.xlsx Daily Class ScheduleTotal Students% Drop off / Public Transportation / Bike/Walk# of Cars (Students) Administrators Instructors Total # of Cars8:00 AM ‐ 9:00 AM 138 49% 701810 989:00 AM ‐ 10:00 AM 138 49% 701810 9810:00 AM ‐ 11:00 AM 138 49% 701810 9811:00 AM ‐ 12:00 PM 138 49% 701810 9812:00 PM ‐ 1:00 PM 0 0% 0180181:00 PM ‐ 2:00 PM 26 28% 19182392:00 PM ‐ 3:00 PM 26 28% 19182393:00 PM ‐ 4:00 PM 26 28% 19182394:00 PM ‐ 5:00 PM 26 28% 19182395:00 PM ‐ 5:30 PM 0 0% 0180185:30 PM ‐ 7:00 PM 74 23% 57184797:00 PM ‐ 8:00 PM 74 23% 5704618:00 PM ‐ 9:00 PM 74 23% 5704619:00 PM ‐ 10:00 PM 74 23% 57046110L00 PM ‐ 10:30 PM 74 23% 570461UEI COLLEGE‐EL MONTE CAMPUSCurrent Student Count During Hours of Operation 11074-03 Parking Evaluation.docx This page intentionally left blank City of West Covina Memorandum AGENDA ITEM NO. 4 DATE: September 12, 2017 TO: Planning Commission FROM: Planning Department SUBJECT: INITIATION OF GENERAL PLAN AMENDMENT AND ZONE CHANGE The City of West Covina is initiating a General Plan Amendment and Zone Change for several parcels within the City. The City recently adopted a new General Plan on December 20, 2016. The following parcels were left out of the original General Plan update and thus do not currently have a General Plan designation. Land use designations will be assigned in order to provide consistency with the surrounding areas. The following chart contains information on the parcels to be affected and their proposed General Plan designations: Parcel Existing GP Designation Proposed GP Designation 8468-016-901 (Southwest of 1530 W. Cameron Ave.) None Neighborhood Medium 8475-002-032 (1002 W. West Covina Parkway) None Commercial 8475-002-903 (South of 1002 W. West Covina Parkway) None Commercial 8475-006-017 (944 W. West Covina Parkway) None Commercial 8475-006-053 (934 W. West Covina Parkway) None Commercial 8475-006-916 (East of 934 W. West Covina Parkway) None Commercial 8475-006-054 401 S. Vincent Avenue) None Commercial Z:\Case Files\GPA12017117-01 \GPA and ZC Initiation Staff Report.doc Study Session — Initiation of Code Amendments September 23, 2013 - Page 2 Parcel Existing GP Designation Proposed GP Designation 8482-039-073 (Northeast corner of S. Citrus Street and Las Rosas Drive) None Neighborhood Low 8743-018-903 (Southeast comer of E. Fairgrove Ave. and Parkside Dr.) None Neighborhood Medium The City will also be processing a Zone Change for two parcels. Parcel Existing Zoning Proposed Zoning 8468-016-901 (Southwest of 1530 W. Cameron Ave.) Office-Professional (0-P) General Urban (G-U) 8486-008-002 (707 S. Lark Ellen) Single-Family Residential (R-1) Open-Space (0-S) Parcel 8468-016-901 is located to the south of 150 W. Cameron Avenue, north of the Walnut Creek Wash and east of a residential neighborhood off Sherway Street. The parcel is 2,700 square feet in size. The parcel is owned by the City and currently has no General Plan designation. It is zoned Office-Professional, but was excluded from the Downtown Plan and Code update which changed the adjacent commercial and office properties to the General Urban zoning designation. The parcel is situated between the Walnut Creek Wash to the south, a public street to the west, and 1530 W. Cameron Avenue to the north. A zone change is proposed in order to bring the parcel into conformance with the neighboring property. Parcel 8486-008-002 (707 N. Lark Ellen Avenue) is located to the north of Cameron Park. The .08-acre parcel was purchased by the City in November as part of the effort to expand the City's parkland. The proposal would be to change the zoning designation from Single-Family Residential (R-1) to Open-Space (0-5) to match the existing park. The Planning Department has decided to process the parcels in two applications (General Plan Amendment 17-01 and Zone Change 17-01) and to process concurrently for efficiency. CONCLUSION The Zoning Code states that General Plan amendments and zone changes proposed by the City are initiated by a resolution of the City Council or Planning Commission. Resolutions Z:1Case FilesIGPA12017117-011GPA and ZC Initiation Staff Report.doc Study Session — Initiation of Code Amendments September 23, 2013 - Page 3 to initiate the General Plan Amendment and Zone Change have been provided to allow the Commission to act upon the initiations. A public hearing will be held to consider the proposed general plan amendment and zone change. Planning Commission will then make a recommendation and the entitlements will be presented to the City Council for consideration. RECOMMENDATION If the Planning Commission determines that it is appropriate, adopt the resolutions to initiate the general plan amendment and zone change. PREPARED BY: Veronica Hernan Assistant PI REVIEWED AND APPROVED: Jeff hfn(Yerson, AICP Planning Director Attachments: Attachment No. 1 — Initiation Resolution, General Plan Amendment No. 17-01 Attachment No. 2 - Initiation Resolution, Zone Change No. 17-01 Attachment No. 3 — Maps of Affected Parcels ZACase Files\GPA\2017 117-01 \GPA and ZC Initiation Staff Report.doe ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, INITIATING A GENERAL PLAN AMENDMENT RELATED TO SEVERAL PARCELS WITHIN THE CITY OF WEST COVINA WHEREAS, on September 12, 2017, the Planning Commission considered the initiation of a general plan amendment related to nine parcels witliffi the City of West Covina; and WHEREAS, the studies and investigations made by the Planning Commission reveal the following facts: 1. The City adopted a new General Plan on December 20, 2016. 2. The General Plan Map that was adopted did not include the following parcels: a. 8468-016-901 b. 8475-002-032 c. 8475-002-903 d. 8475-006-017 e. 8475-006-053 f. 8475-006-916 g. 8475-006-054 h. 8482-039-073 i. 8743-018-903 3. The proposed general plan amendment would assign a general plan designation to the abovementioned parcels in order to provide consistency with the surrounding areas. 4. The proposed action is considered to be exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA Guidelines, in that the proposed action consists of a general plan amendment, which does not have the potential for causing a significant effect on the environment. NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of West Covina, in conformance with Section 26-353(b) of the West Covina Municipal Code, does hereby initiate an application for a general plan amendment related to nine parcels within the City of West Covina. ZACase Fileas1GPA12017117-011Initiatc Reso GPA.doc Resolution No. General Plan Amendment No. 17-01 September 12, 2017 - Page 2 I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 12 th day of September, 2017, by the following vote. AYES: NOES: ABSTAIN: ABSENT: DATE: September 12, 2017 Don Holtz, Chairman Planning Commission Jeff Anderson, Secretary Planning Commission Z:\Case Files \GPA120171I7-0 I \Initiate Reso_GPA.doe ATTACHMENT NO. 2 PLANNING COMMISSION RESOLUTION N 0. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, INITIATING A ZONE CHANGE RELATED TO SEVERAL PARCELS WITHIN THE CITY OF WEST COVINA WHEREAS, on September 12, 2017, the Planning Commission considered the initiation of a zone change related to two parcels within the City of West Covina; and WHEREAS, the studies and investigations made by the Planning Commission reveal the following facts: 1. The City adopted a new Downtown Plan and Code on December 20, 2016. 2. The Downtown Plan and Code that was adopted did not include a parcel with the APN 8468-016-901, located just south of 1530 W. Cameron Avenue. 3. The City purchased a lot located on 8486-008-002 (707 N. Lark Ellen) in November of 2016 in order to expand the City's Parkland. The site currently has a designation of "Single-Family Residential" (R-1). 4. The proposed zone change would assign a zoning designation to the abovementioned parcels in order to provide consistency with the surrounding areas. 5. The proposed action is considered to be exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA Guidelines, in that the proposed action consists of a zone change, which does not have the potential for causing a significant effect on the environment. NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of West Covina, in conformance with Section 26-353(b) of the West Covina Municipal Code, does hereby initiate an application for a zone change related to two parcels within the City of West Covina. Z:1Case Files \GPAI2017117-0 1 \Initiate Reso ZC.doc Resolution No. Zone Change No. 17-01 September 12, 2017 - Page 2 I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 12 th day of September, 2017, by the following vote. AYES: NOES: ABSTAIN: ABSENT: DATE: September 12, 2017 Don Holtz, Chairman Planning Commission Jeff Anderson, Secretary Planning Commission ZACase Files 1 GPA12017 117-0111.nitiate Reso_ ZC.doc 8468-016-901 Existing Land Use Designation : None Proposed Land Use Designation: Neighborhood Medium Existing Zoning: Office-Professional Proposed Zoning - General Urban 8475-006-017, -053, -916, and -054 Existing Land Use Designations : None Proposed Land Use Designations: Commercial Existing Land Use Designation : None Proposed Land Use Designation: Neighborhood Low Existing Land Use Designation : None Proposed Land Use Designation: Neighborhood Medium Cameron School CapAeron Park ST. West High 1 2 ATTACHMENT NO. 3 L_1 1 1 1 1 1 1 1 "tu LARKWOOD ST 0 CAMERON AVE Cameron Park 8486-008-002 (707 N. Lark Ellen) Existing Zoning: Single-Family Residential (R-1) Proposed Zoning - Open-Space (0-S) AGENDA NO. 5. a. DATE: September 12, 2017 FORTHCOMING PLANNING COMMISSION HEARINGS September 26, 2017 A. CONSENT CALENDAR None B. PUBLIC HEARINGS (1) PRECISE PLAN NO. 16-07, CONDITIONAL USE PERMIT NO. 16-12, TREE REMOVAL PERMIT NO, 17-03 ASSISTED LIVING FACILITY APPLICANT: Merrill Gardens at West Covina, LLC LOCATION: 1400 West Covina Parkway (2) CONDITIONAL USE PERMIT NO. 17-10 HOME FOR DEVELOPMENTALLY DISABLED APPLICANT: MJ Asset Services, LLC (Candlelight Home Merced) LOCATION: 1315 West Merced Avenue (3) VARIANCE NO. 17-05 WALL SIGNS/BUILDING IDENTIFICATION SIGNS APPLICANT: Joe Campion for Sign Specialists Corporation LOCATION: 2934 East Garvey Avenue South (4) CONDITIONAL USE PERMIT NO. 17-17 ADMINISTRATIVE USE PERMIT NO. 17-31 NEW HOUSE APPLICANT: Jeff Tuck for South Hills Partnership Homes LOCATION: Lot 18, (2831 Skyview Lane) (5) ADMINISTRATIVE USE PERMIT NO. 17-11 SECOND-STORY DECK APPLICANT: Nany Tong LOCATION: 1212 Inspiration Point \ StoragellplandataTLANCOMTORTHCONTING12017 Forthcoming19.12. 1 7 forthcoming. doe Forthcoming Planning Commission Hearings September 12, 2017 - Page 2 C. NON-HEARING ITEMS None October 10, 2017 A. CONSENT CALENDAR None B. PUBLIC HEARINGS (1) VARIANCE NO. 17-07 SOUND WALL APPLICANT: LOCATION: C. NON-HEARING ITEMS None Penske Audi of West Covina 2016 East Garvey Avenue South Storagellplandata\PLANCOMWORTHCOMING120 17 Forthe,oming19.12.17 fortheoning.doe AGENDA NO. 5. b. DATE: September 12, 2017 WEST COVINA PLANNING COMMISSION SUBCOMMITTEE DESIGN REVIEW BOARD PLANNING CONFERENCE ROOM — ROOM 208 REGULAR MEETING Tuesday, July 11, 2017 6:26 p.m. AGENDA 1. ROLL CALL Present: Castellanos, Heng Absent: None City Staff Present: C. Delostrinos, V. Hernandez 2. APPROVAL OF MINUTES June 27, 2017 AYES: Castellanos, Heng NOES: NONE ABSTAIN: NONE ABSENT: NONE 3. OTHER MATTERS OR ORAL COMMUNICATIONS NONE 4. REVIEW ITEMS (A) APPLICANT: LOCATION: PROPOSAL: Tony Argueta 519 Dancove Dr. SD No. 17-29; the applicant is proposing an 851 -square foot addition to an existing single-family residence. Additionally, the applicant is proposing to remodel the facade of the home. The home is of an inspired modern architectural style including flat concrete roof tiles of charcoal color, gray gutters, and fascia boards for cornicing, smooth cement plaster along all elevations in the color of pixel white, fiber cement siding as accents in grey and tan, window and door trimming in dark bronze, and decorative lighting fixtures on the front porch. The porch will incorporate a decorative louver in the color of light bronze. \\Storagellplandata\PLANCOM\Subcommittee.DesignReview120171MINUTES17.11.17.doc Subcommittee Design Review Board Agenda Page 2 — July 11,2017 Motion by Castellanos seconded by Heng that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines with the condition to revise plans that incorporate cement siding connecting the two windows on the front elevation. The plans shall be submitted to the Planning Department and will be reviewed and approved under staff discretion. (B) APPLICANT: LOCATION: PROPOSAL: Rafael Salas 1302 Wembly Street SD No. 17-40; the applicant is proposing to construct a detached two-car garage at the south portion of the subject property. The detached garage will include a 140- square foot attached storage area that will only be accessed through the proposed garage portion by a man door. The garage will include a standard aluminum-garage sectional door on the north elevation and a standard man door on the west elevation. The proposed detached garage will be architecturally consistent with the primary residence. Motion by Castellanos seconded by Heng that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines. (C) APPLICANT: LOCATION: PROPOSAL: Nancy Tong 1212 Inspiration Point SD No. 17-22; the applicant is proposing to construct a 751- square foot second story balcony to the rear of a single family residence. The applicant is also proposing to enclose an existing California room to create a new 374-square foot great room. The proposed structure will be architecturally consistent with the primary residence. The project requires the approval of an Administrative Use Permit for a second- story addition and for a balcony over 200 square feet in size (AUP No. 17-11). Motion by Castellanos seconded by Heng that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines, and to move forward with completion of the mailings and review period. The Subcommittee for Design Review will be notified regarding the status of the project upon completion of the public notice period. 0)) APPLICANT: LOCATION: PROPOSAL: Peter Baccaro 1106 E Swanee Lane SD No. 17-43; the applicant is proposing to demolish a two car garage and breezeway to construct a new 714-square foot garage to the rear of a single family residence, expand laundry room to the front of single family residence, and remove existing roof and replace with new one. The proposed structure will be architecturally consistent with the \\Storagel \plandlata\PLANCOMISubcommittee.DcsignReview120 1 7IMINUTES17.1 1.17.doc Subcommittee Design Review Board Agenda Page 3 — July 11,2017 primary residence. The project requires the approval of an slight modification as the addition does not comply with front yard setbacks. (Slight Modification No. 17-01). Motion by Castellanos seconded by Hoz that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines, and to move forward with completion of the mailings and review period. The Subcommittee for Design Review will be notified regarding the status of the project upon completion of the public notice period. 5. ADJOURNMENT Adjourn at 6:59 p.m. S toragc1\plandataT LANCOM Subcom mittec.DesignReview120 171[141NUTES17,1 1.17,doc AGENDA NO. 5. b. DATE: September 12, 2017 WEST COVINA PLANNING COMMISSION SUBCOMMITTEE DESIGN REVIEW BOARD PLANNING CONFERENCE ROOM — ROOM 208 REGULAR MEETING Tuesday, July 25, 2017 6:28 p.m. MINUTES 1. ROLL CALL Present: Castellanos, Redholtz Absent: None City Staff Present: C. Delostrinos 2. APPROVAL OF MINUTES July 11, 2017 AYES: Castellanos, Redholtz NOES: NONE ABSTAIN: NONE ABSENT: NONE 3. OTHER MATTERS OR ORAL COMMUNICATIONS - None 4. REVIEW ITEMS (A) APPLICANT: LOCATION: PROPOSAL: Liping Cai and Arseto Wijaya 1917 E. Merced Avenue SD No. 17-55; the applicant is proposing an accessory habitable quarter (AHQ) will be a maximum 640 square feet with a 240- square foot attached garage. The AHQ will include a walk in closet, bedroom and a bathroom. The AHQ will be architecturally consistent with the primary residence and will incorporate stucco siding. Motion by Redholtz seconded by Castellanos that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines, and to move forward with completion of the mailings and review period. The Subcommittee for Design Review will be notified regarding the status of the project upon completion of the public notice period. 11Storagel \plandata\PLANCOM Subcommittee.DesignReviewl 20171MINUTES17.25.17.doc Subcommittee Design Review Board Agenda Page 2 — July 25, 2017 (B) APPLICANT: Joe Torres LOCATION: 1244 Hidden Valley PROPOSAL: SD No. 17-36; the applicant is proposing to remodel an existing single-family residence. The remodel will include a total of four bedrooms and a kitchen expansion. The front elevation will incorporate stone veneer siding and smooth stucco, with a front porch feature. The proposed remodel will includes maximum height of 19 feet. Motion by Redholtz seconded by Castellanos that the proposed addition is not in accordance with the Subcommittee Design Review Board Guidelines. The board recommends that the applicant continue to work with staff to meet the following Subcommittee Design Review Guideline: • Design the house to fit into the architectural context of the surrounding neighborhood (C) APPLICANT: LOCATION: PROPOSAL: Ed Cruz 2247 E. Alaska Street SD No. 17-51; the applicant is proposing to legalize a 208- square foot addition on the side of the yard, 409- square foot addition to the rear, and a 370- square foot patio cover to the rear. Additionally, to legalize a 445- square foot storage at the rear yard. The applicant proposes to extend the existing front porch to be a total 176 square feet. The porch and the front elevation will incorporate brick siding. Motion by Castellanos seconded by Redholtz that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines, 5. ADJOURNMENT Adjourn at 6:41 P.M. Storagellplandata\PLANCOM\Subcommittee.DesignReview120171MINUTES17.25:17,doc AGENDA NO. 5. b. DATE: September 12, 2017 WEST COVINA PLANNING COMMISSION SUBCOMMITTEE DESIGN REVIEW BOARD PLANNING CONFERENCE ROOM — ROOM 208 REGULAR MEETING Tuesday, August 22, 2017 640 p.m. MINUTES 1. ROLL CALL Present: Heng, Redholtz Absent: None City Staff Present: C. Delostrinos 2. APPROVAL OF MINUTES July 25, 2017 AYES: Redholtz NOES: NONE ABSTAIN: Heng ABSENT: NONE 3. OTHER MATTERS OR ORAL COMMUNICATIONS NONE 4. REVIEW ITEMS (A) APPLICANT: LOCATION: PROPOSAL: Joe Torres 1244 Hidden Valley SD No. 17-36; the applicant is proposing to remodel an existing single-family residence. The remodel will include a total of four bedrooms and a kitchen expansion. The front elevation will incorporate stone veneer siding and smooth stucco, with a front porch feature. The proposed remodel will includes maximum height of 19 feet. Motion by Redholtz seconded by Heng that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines. 11 S toragel\plandata\PLANCOM Subcommittee.DesignReview120171MINUTES18.22.17.doc Subcommittee Design Review Board Agenda Page 2 — August 22, 2017 (B) APPLICANT: LOCATION: PROPOSAL: Mark Schoeman 3014 E. Cameron Avenue SD No. 17-52; The applicant is requesting to demolish an existing two story single family house, fill in the pool, and remove miscellaneous site features to construct a new 7,195-square foot two story house. The exterior of the new house will include architectural features such as wood trellises, white plaster columns, glass bi-fold doors and clerestory windows, wood finish decks, clay tile roof; and a stone tile accent wall (AUP No. 17-24). Motion by Redholtz seconded by Heng that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines, and to move forward with completion of the mailings and review period. The Subcommittee for Design Review will be notified regarding the status of the project upon completion of the public notice period. 5. ADJOURNMENT Adjourn at 7:05 p.m. Storagel\planclata\PLANCOM S ubcommitteeDesignRevicw120 1 71MINUTES18.22.17.doc