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11-28-2017 - Regular meeting, October 24, 2017 - No. 1.pdfUnadopted Minutes AGENDA DATE: November 28, 2017 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, October 24, 2017 The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina Council Chambers. Chairman Holtz led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Castellanos, Heng, Holtz, Jimenez and Redholtz Absent: None City Staff Present: Tsai, Anderson, Garcia, Hernandez, Delostrinos and de Zara APPROVAL OF MINUTES: 1. Regular Meeting, October 10, 2017 The minutes were approved as submitted. OTHER MATTERS OR ORAL COMMUNICATIONS None , PUBLIC HEARINGS 2. (Continued from September 26, 2017) VARIANCE NO. 17-05 CATEGORICAL EXEMPTION APPLICANT: Joe Campion for Sign Specialties Corporation LOCATION: 2934 West Garvey Avenue South REQUEST: Request for a total of three (3) will signs to be placed on the front elevation of an existing office building. Assistant Planner Christine Delostrinos presented the staff report. During her presentation she reminded the Commission that this matter had been continued from the September 26, 2017 Planning Commission meeting. \\Storagellplandata\PLANCOM\MENUTES12.017 MINUTES110.24.17 minutes.doe Planning Commission Minutes Page 2— October 24, 2017 Planning Director Jeff Anderson also spoke to the Commission and clarified what was under consideration at this meeting and answered questions by the Commission regarding the request. In addition, he told the Commission that staff was in receipt of a letter from Ms. Fabiola Wong in opposition to the request. Chairman Holtz opened the public hearing. PROPONENTS: Rick Batt, representing the applicant, Jeri Potros and Joe Campion spoke in favor of the request. Mr. Batt answered questions by the Commission and spoke about the requested variance. Jeri Potros spoke in support of the variance and said the additional signs would help people locate the businesses in the building. She also spoke in favor of logos being allowed on the signs. Mr. Campion, applicant, told the Commission that the additional signs would make the building more recognizable and easier to located. OPPONENTS: No one spoke in opposition to this request. Chairman Holtz closed the public hearing. There was a discussion by the Commission regarding the request for a variance. The Commission considered how the variance would be implemented, and how this could enhance the buildings visibility from the freeway. Planning Director Jeff Anderson told the Commission that, if the variance was approved at this time, the applicant would be required to submit a sign program for review by the Planning Commission prior to installation of any signage on the building. Motion by Redholtz, seconded by Castellanos, to waive further reading and adopt Resolution No. 17-5923 approving Variance No. 17-05. Motion carried 3-2 (Jimenez, Holtz opposed.) Chairman Holtz said this action is final unless appealed to the City Council within ten (10) days. Storagellplandata\PLANCOMNINUTES12017 MINUTES110.24.17 minutes.doc Planning Commission Minutes Page 3 — October 24, 2017 3. PLANNING DIRECTOR'S MODIFICATION NO. 17-.39 ADMINISTRATIVE USE PERMIT NO, 17-23 CATEGORICAL EXEMPTION APPLICANT: Greg Fick LOCATION: 711 North Azusa Avenue REQUEST: Request for approval of a Planning Director's Modification to remodel the façade of an existing 5,750-square foot single-tenant building. The applicant intends to divide the building into three (3) tenant spaces. The applicant is also requesting approval of an administrative use permit to allow the off-sale of beer and wine at a proposed convenience store within a 3,000-square foot tenant spaces, Assistant Planner Veronica Hernandez presented the staff report. During her presentation she spoke about the Planning Director's Modification for the renovation of the building and told the Commission that this use was in an area of undue concentration. In addition she told the Commission that letters of opposition had been received from Emestina Soto and Fabiola Wong. There was a short discussion by the Commission regarding proposed uses for the other two tenant spaces and what made this area an area of undue concentration. Chairman Holtz opened the public hearing. PROPONENT: Greg Fick, applicant, spoke to the Commission regarding this request. He told the Commission that the store would be primarily a convenience store, and the sales of beer and wine would be an accessory use. In addition, he told the Commission that employees would be trained in how to deal with people loitering, and the sales of alcoholic beverages and tobacco products. He agreed to comply with all conditions of approval. Mr. Fick answered questions by the Commission regarding what types of products would be sold in the store, and the site plan. OPPONENTS: Forrest Wilkins, Jeri Potros, and Arturo Gonzales spoke in opposition to the request. The opponents all expressed their opposition to the convenience store because there are several stores in the area selling alcoholic beverages. They also expressed their concern because sales of alcoholic beverages often brings undesirable persons to the area. \\Storagel \pi andata\PLANCOMMONUTES12017 MINUTES 10.24.17 rninutes.doe Planning Commission Minutes Page 4 — October 24, 2017 REBUTTAL: Mr. Fick reiterated that this store is not a liquor store and said that there will be other merchandise in the store available for purchase. In addition, he reminded the Commission that the sales personnel will have training in the sales of alcoholic beverages. He added that there will be security measures and cameras installed to monitor activities in the store. Chairman Holtz closed the public hearing. There was a discussion by the Commission regarding the conditions of approval for this use, the difference between a convenience store and a liquor store, conditions of approval from the West Covina Police Depai fluent, and other uses in the area where alcoholic beverages are available for purchase. Commissioner Jimenez stated his concern with the undue concentration issue. He also said he didn't believe this use would be beneficial to the surrounding community. Commissioner Heng concurred with Commissioner Jimenez. Commissioners Redholtz and Castellanos said they would support the convenience store since the building had been vacant for a long period of time. Chairman Holtz stated his agreement with Commissioners Redholtz and Castellanos. Motion by Redholtz, seconded by Castellanos, to approve Planning Director's Modification No. 17-39. Motion carried 5-0. Motion by Castellanos, seconded by Redholtz, to waive further reading and adopt Resolution No. 17-5924 approving Administrative Use Permit No. 17-23. Motion carried 3-2 (Heng, Jimenez). Chairman Holtz said these actions are final unless appealed to the City Council within ten (10) days. 4. ADMINISTRATIVE USE PERMIT NO. 17-24 SUBCOMMITTEE FOR DESIGN REVIEW NO. 17-52 CATEGORICAL EXEMPTION APPLICANT: Mark Schoeman LOCATION: 3014 East Cameron Avenue REQUEST: Request for an administrative use permit to demolish an existing 4,293- square foot, single-family house and 600-square foot garage, fill in the swimming pool and remove miscellaneous site feature to construct a new 7,195-square foot, two-story house. Planning Director Jeff Anderson presented the staff report and recommended that the Commission continue this matter to the November 28, 2017 regular meeting. In addition he told the Commission that a new public hearing notice would be mailed to property owners for the new hearing date. \\Storage1Iplandata\PLANCOMIMINUTES12017 MINUTES11 0.24.17 minutes.doc Planning Commission Minutes Page 5 — October 24, 2017 Motion by Redholtz, seconded by Castellanos, to continue Administrative Use Permit No. 17-24 and Subcommittee for Design Review No. 17-07 to November 28, 2017. Motion carried 5-0. NON HEARING ITEMS - None CONTINUATION OF ORAL COMMUNICATIONS Dave Stewart — regarding the building at 2034 West Garvey Avenue South. COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Castellanos spoke regarding Tacos El Gavilan. 5. PLANNING DIRECTOR'S REPORT: a. Forthcoming, November 28, 2017 b. Project Status Report — October, 2017 Planning Director Jeff Anderson presented the staff report. He told the Commission that there would not be a meeting on November 14, 2017 due to a conflict with the special City Council meeting scheduled for that evening. 6. CITY COUNCIL ACTION: None ADJOURNMENT Chairman Holtz adjourned the meeting at 8:55 p.m. Respectfully submitted: Lydia de Zara Senior Administrative Assistant Storagellplandata\PLANCOM WIINUTES12017 MINUTES110.24.17 minutes.doc AGENDA ITEM NO. 2 DATE: November 28, 2017 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 17-24 SUBCOMMITTEE FOR DESIGN REVIEW NO. 17-52 CATEGORICAL EXEMPTION APPLICANT: Mark Schoernan LOCATION: 3014 E Cameron Avenue I. SUMMARY The applicant is requesting an administrative use permit to construct a 9,525-square foot two- story house (including a 2,360-square foot five-car garage), and balconies greater than 200 square feet (a total of 1,054 square feet of balcony space). The site is zoned "R-I" (Single- Family Residential) and is located in Area District V. The existing single-family residence will be demolished. E Virginia LO gNi5 rA3 ZO10 Subject Property ,SC29 yfl 4 •••>, 6,14 17, E Virginia Ln e. 2015 201 E Virginia in ET IcoN acot 9, 11041© 221Z3 Z21. Staff recommends that the Planning Commission adopt a resolution approving Administrative Use Permit No. 17-24, and Subcommittee for Design Review No. 17-52. ZACase Files\AUP12017117-24 3014 E Cameron Avenue MUSEIPCI2nd draft staff report 11.28.17.doc ZONING AND GENERAL PLAN SURROUNDING LAND USES AND ZONING CURRENT DEVELOPMENT .:LEGAL NOTICE:• Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 2 IL BACKGROUND ITEM DESCRIPTION Zoning: "Single Family Residential" (R-1), Area District V Residential Low (1.1-2.0 d.u./acre) North: "Single Family Residential" (R-1); single-family residences East: "Single Family Residential" (R-1); single-family residences South: "Single Family Residential" (R-1); single-family residences West: "Single Family Residential" (R-1); single-family residences Single-family residence Notices of Public Hearing have been mailed to 21 owners and occupants of properties located within 300 feet of the subject site. III. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting an administrative use permit to demolish an existing 4,893-square foot two-story single-family house (including a 600-square foot garage) and construct a new 9,525-square foot two-story house (including a 2,360-square foot garage). The subject property is 53,578 square feet. The proposed house consists of 7,165 square feet of living area, including a 1,400-square foot three-car garage and a 960-square foot two car garage. The subject property is located in the "Single Family Residential" (R-1), Area District V. The house requires an Administrative Use Permit for a maximum unit size exception and balconies exceeding 200 square feet. The subject property is located directly south of the South Hills Country Club. The neighborhood consists of a hilly area with varied topography and is comprised primarily of large one-story homes with several two-story homes. The proposed addition is in compliance with all zoning requirements. The front of the proposed residence will sit at over 100 feet away from the front property line. The side setback will be 26 feet to the west property line and 47 feet to the east property line. The rear of the house will sit at least 38 feet from the rear property line. The heights of the proposed house ranges from 14 feet and 24 feet as measured from the finished grade. The existing house currently has four bedrooms and six bathrooms. The proposed house will feature one bedroom, two bathrooms, two powder rooms, an exterior bathroom, an office, media room, kitchen, family room, living room, dining room, and a laundry room on the first floor. The second floor will include four bedrooms, three bathrooms, a hall, and four balconies. The applicant is proposing a total of five bedrooms, and eight bathrooms. The City's Municipal Code requires a three-car garage based on the number of bedrooms. The applicant is proposing a 1,400-square foot three-car garage on the easterly portion of the house and a 960-square foot two- car garage on the westerly portion of the house. ZACase Files\AUP12017117-24 3014 E Cameron Avenue MUSEAPC12nd draft staff report 11.28.17.doc Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 3 For lots with a lot area more than 40,000 square feet, the maximum allowable unit size is 8,000 square feet or 35 percent of the lot area, whichever is less. The subject property is 53,578 square feet; therefore the maximum allowable unit size for the property is 8,000 square feet. An administrative use permit is required for a Maximum Unit Size Exception (MUSE) when a proposed addition exceeds the maximum allowable unit size, and when a second story is proposed (Second Story Addition). The proposed home would have a total floor area of 9,525 square feet. Therefore, an AUP for a Maximum Unit Size Exception, and second story addition is required. Second Story Balconies Over 200 Square Feet The Municipal Code requires the approval of an administrative use permit for second-story balconies greater than 200 square feet. The balconies proposed are located on the north, east, and south elevations of the house to take advantage of the view. The proposed balconies total 718 square feet in area. The chart below provides information on size of the proposed balconies. Decks,: Location Proposed Balcony Size (st) Off Bedroom 2 342 2 Off Bedroom 3 &4 197 3 Off Master Bedroom 179 4 Off North Hallway 336 Total 1,054 Staff Survey of Surrounding Residences Staff review of the neighborhood surrounding the subject property found that the area consists primarily of large one-story, single-family houses that were constructed between the 1960s and 1970s. Staff conducted a survey of 21 homes surrounding the subject property. The houses in the survey are located on Cameron Avenue, Spring Meadow Drive and Los Cerillos Drive. The surveyed homes consisted of a mixture of one and two-story houses with two and three-car garages. The following chart shows the mean and median lot size, square footage of the homes, number of bedrooms, and floor area ratio of the surveyed homes. The mean is the average of all 21 homes, and the median is the number that falls directly in the middle if listed in numerical order. ZACase Files\ALJP12017117-24 3014 E Cameron Avenue MUSE\PCI2nd draft staff report 11.28.17.doc Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 4 LOT SIZE FLOOR AREA NUMBER OF BEDROOMS FLOOR AREA RATIO FAR) MEAN 48,565sq. ft. 3,937 sq. ft. 4 10.3% MEDIAN 47,156 sq. ft. 4 9.5% SUBJECT PROPOSAL 53 '578 sq. ft. 9,525sq. ft. 17.7% The house as proposed would be 2.4 times larger than the average size of the surrounding surveyed homes. The median size of the homes is 3,372 square feet. The house sizes range from 2,924 square feet to 5,055 square feet. The lot sizes of the surveyed homes range from 13,841 square feet to 103,470 square feet, while the lot size of the subject property is 53,578 square feet. Floor area ratios range from 3.6 percent to 21.6 percent. The proposed floor area ratio of the subject property is 17.7 percent. The house, as proposed, would be 2.4 times larger than the average size of the surrounding surveyed homes of 3,937-square feet. Although, the proposed house would be 2.4 times larger than the average house size, the house would be 1.8 times larger than the largest house size of the surveyed homes of 5,055 square feet. Subcommittee for Design Review The proposed two-story single-family residence requires an Administrative Use Permit for a Maximum Unit Size Expansion (MUSE), and two-story addition and is subject to discretionary review by administrative staff. The following is a discussion of Subcommittee Guidelines for second-story additions: Design the two-story house or addition so that all setbacks, including second story, have been met. The proposed two-story single-family residence is in compliance will all applicable setback requirements. The first and second story are located at over 100 feet from the front property. The first and second story are both located at least 38 feet away from the rear property line. The first and second story are both located 47 feet away from the east property line. The first story is located 26 feet away from the west property line. 2. In an area that is predominately one story, consider reducing the size of the second story in relation to the ground floor. A smaller second floor will not appear as massive or boxy. The subject property is located in a neighborhood with large homes with the majority of the houses being one-story. The first floor of the residence will be 6,975 square feet including a proposed 960-square foot attached two-car garage and a proposed 1,400- square foot attached three-car garage, while the second floor of the residence will be 2,550 square feet. ZACase FiIes\AUP12017117-24 3014 E Cameron Avenue MUSETC12nd draft staff report 1 I .28.17.doe Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 5 3. New two-story additions can result in privacy impacts to neighboring properties. Consider designing the second story to reduce or eliminate the need for windows on the side elevations. High windows that allow light in but restrict views onto neighboring properties may also reduce privacy impacts. The subject property is in a neighborhood that is comprised of larger houses with the majority of the houses being one-story houses with several two story homes. The property is located in an area with varied topography and view lots. Therefore the privacy impacts of the second floor are not as significant. 4. In an area that is predominately one story, the elements of the house usually emphasize the horizontal. Many modern two-story designs emphasize the vertical through two- story porches with tall columns, tall windows, and two-story front elevations with no horizontal breaks. These elements are generally out-of-character with a one-story neighborhood. The house is located in a majority single-story neighborhood that includes several two- story homes. The 2,550-square foot second floor of the proposed single-story residence is distributed over the 6,975-square foot first floor and is horizontally orientated. 5. When adding a second-story elevation in a one-story area, consider providing a significant second-story setback on the front elevation. By setting back the second story from the .first story, the front of the house will fit better in the context of a one-story neighborhood. The proposed second-story addition is set back over 100 feet from the front property line. The two-story house as proposed provides sufficient setback to create a buffer. 6. In an area that is predominately one story, the addition of a second-story balcony, especially in a flatland neighborhood, can have an effect on privacy. In these areas, balconies in rear yards are discouraged. The applicant is proposing a total 1,054 square feet of balcony space distributed around east, north, west, and south elevations. Proposed balconies consist of a 342-square foot balcony accessed from bedroom 2, a 197-square foot balcony accessed off bedrooms 3 & 4, a 179-square foot balcony accessed off the master bedroom, and a 336-square foot balcony accessed off the hallway. 7. When designing a second-story addition, consider that all sides of the second story are visible. Window treatment on second-story windows is encouraged. The applicant has incorporated decorative elements in the proposed two-story single-family residence, including decorative stucco trim, wood and metal clad finishes on the windows, and a variation of window styles. ZACase Files\AUP12017117-24 3014 E Cameron Avenue MUSEPC12nd draft staff report 11.28.17.doe Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 6 The following is a discussion of the applicable Subcommittee Guidelines for single-story additions: 1. Design the front and any other visible elevations especially corner houses with a variety of materials. Most houses have the exterior elevations that are primarily stucco. Providing an alternative material such as stone, wood (or simulated wood product) or brick will provide a more aesthetic elevation. (Where alternative material is at the corner, material should wrap around 24 inches on the side.) The proposed house would include stucco siding, clay tile roof, decorative clay pipe accents, wrought iron details, and wrought iron balconies. These materials will be included along all elevations, and will emphasize an inspired Spanish Mediterranean architecture. 2. Design the house to fit into the architectural context of the surrounding neighborhood. The applicant is proposing a Spanish Mediterranean inspired style of architecture. The neighborhood consists primarily of one-story, traditional-style houses built in the 1960s and 1970s. The proposed house is consistent in bulk and mass with the other homes in the vicinity. 3. Window treatment on windows are encouraged including stucco popouts, wood trim, potshelves, shutters, recessed windows, etc. or provide a variety of window types (bay windows, octagonal windows, other shapes, etc.) Consider painting window treatment in contrasting color to the house, The applicant is proposing decorative wood trim along windows on all elevations, and a mixture of large glass windows. The trim will be painted in a contrasting color to the house. ZACase Files\AUP12017117-24 3014 E Cameron Avenue KUSE\PC12nci draft staff report 11.28.17.doc Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 7 IV. FINDINGS Before an application for an administrative use permit for a Maximum Unit size Exception, and second story addition, may be granted, the following findings must be made: 1. The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. The lot and proposed building are consistent with the "Residential Low-Medium" (4.1-8.0 dwelling units per acre) General Plan designation and "Single-Family Residential" (R-1) zoning. The proposal consists of the addition to an existing single-family home which meets all applicable requirements of the "Single-Family Residential" (R-1) Zone and Area District V development standards. 2. The development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. The neighboring architecture consists of "Mediterranean" which was prevalent at the time built during the 1960's and 1970's. The project proposal incorporates "Spanish Mediterranean" style architecture. The architectural features include tiled roof, white stucco, stone tile wall, wood window and trimming, and wood trellises elements. The proposed two-story addition and modification to the existing residence is consistent with the architectural style of its surrounding residences. 3. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. The existing house is accessible from a driveway off Virginia Lane and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with front-yard setbacks greater than the minimum required by the Municipal Code. The proposed new house does not negatively affect the convenience and safety of the pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. 4. The development can be adequately served by existing or required infrastructure and services. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. ZACase Files\AUP12017117-24 3014 E Cameron Avenue MUSE\PC12nd draft staff report 11.28.17.doc Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 8 5. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. The design of the structure has given consideration to the privacy of surrounding properties in that the area consists of large lots with single-family residences. The area includes hillsides and varied topography, allowing for greater visibility into neighboring yards. Most of the houses in the area are single-story with several two-story homes. The proposed balconies are located on the front (southerly) and rear (northerly) elevations of the house in the direction of the side and rear yards. The proposed balconies will be consistent and integral to the architecture of the house. Because the subject property is located in an area of topography any addition to the structure will have a marginal effect on the view from surrounding properties. The proposed new house will not eliminate or substantially deteriorate the view from surrounding properties. 6. The development is sensitive to the natural terrain, minimizes necessary grading, de- emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The existing 4,893-square foot two-story house is located in the same vicinity on the lot as the proposed house. The project proposed construction of a two-story house would not impede or obstruct any scenic views from surrounding properties. The proposal is not out of character in comparison to the existing neighborhood as there are other two-story homes located in the vicinity, and the subject property is located in area of topography including mature trees. Because the subject property is located in an area of topography any addition to the structure will have a marginal effect on the view from surrounding properties. The proposed new house will not eliminate or substantially deteriorate the view from surrounding properties. Before an application for an administrative use permit for balconies greater than 200 square feet, the following findings must be made: (1) The proposed retaining wall, elevated structure, and/or other structure, has been designed so as to substantially minimize any adverse aesthetic and visual impacts as visible from surrounding properties and public rights-of-way. The proposed house includes a series of balconies on the east, south, and west elevation making a sum of 1,054 square feet. The proposed balconies will be consistent and integral to the architecture of the house. ZACase Files\AUP12017117-24 3014 E Cameron Avenue MUSETC12nd draft staff report 11.28.17.doe Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 9 (2) The proposed retaining wall, elevated structure, and/or other structure complies with the following design standards: Colors and materials. Decorative materials and/or design elements shall be used as necessary to enhance the aesthetic appearance of the retaining wall structure. Suggested materials include, but are not limited to, stone, masonry, wood, textured poured concrete, and textured colored precision block with colored grout. Natural and earth-tone colors should he utilized for retaining walls to blend the wall with existing surroundings. A variation in design or materials should be used where necessary to break up large masses and/or add visual interest. Landscaping. Landscaping shall be integrated into the design of the retaining wall or elevated structure as necessary to screen the retaining wall or structure from open view. Where required, a landscape and irrigation plan shall be reviewed and approved by the planning director. Wall separation. Retaining walls shall be separated into terraced segments where necessary to break up large undifferentiated masses. iv. Privacy impacts. Retaining walls and structures shall be located and designed to avoid unreasonable interference with the privacy of surrounding properties. The balconies will be consistent with the architecture of the house. The balcony is located allowing visibility of the San Gabriel Mountains. V. GENERAL PLAN CONSISTENCY The proposed project is consistent with the General Plan. The proposal is consistent with the following General Plan Policies and Actions: a. Action 3.1: Incorporate standards in the development code to preserve the existing form and character of stable residential areas and prevent encroachment of incompatible land uses and intensity. VI. ENVIRONMENTAL DETERMINATION This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of the construction of a new two-story single-family residence on an individual property. ZACase Fites\AL1P12017117-24 3014 E Cameron Avenue MUSEIPC12nd draft staff report. 11.28.17.doc Administrative Use Permit No. 17-24 3014 E Cameron Avenue November 28, 2017- Page 10 VII. CONCLUSION The proposal is for a new 9,525-square foot two-story single-family residence. The proposed house contains a ground floor of 7,165 square feet (including a 1,400-square foot attached three-car garage and 960-square foot attached two-car garage), a second floor of 2,550 square feet, and a 1,054 square feet of balcony space (consisting of 342 square feet, 179 square feet, 197 square feet, and 336 square feet). The proposed size of the home is 2.4 times larger than the average size of the surrounding homes of 3,937 square feet as well as 1.8 times larger than the largest house size of the surveyed homes of 5,055 square feet. The applicant is requesting an administrative use permit for a maximum unit size exception, two-story house addition, and balconies larger than 200 square feet. VU!. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Administrative Use Permit No. 17-24, and Subcommittee for Design Review No. 17-52. Alan Hernandez Planning Intern REVIEWED AND APPROVED: Planning Director Attachments: Attachment No. 1 — Administrative Use Permit Resolution for Approval Attachment No. 2 — Neighbors' Acknowledgement of Proposal Attachment No. 3 — Request for Hearing, Dated September 14, 2017 Attachment No. 4 — Letter of Concern, Dated November 21, 2017 Attachment No. 5 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\AUP12017\17-24 3014 E Cameron Avenue MUSEIPC12nd draft staff report 11.28.17.doc ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTIONNO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 17-24 ADMINISTRATIVE USE PERMIT NO. 17-24 CATEGORICAL EXEMPTION APPLICANT: Mark Sehoeman LOCATION: 3014 E Cameron Avenue WHEREAS, there was filed with this City a verified application on forms prescribed by the Commission, a request for an administrative use permit to approve a maximum unit size exception, two-story single-family house, and the construction of a total of 1,054-square feet of balcony area on a single-family property, on that certain property generally described as Assessor's Parcel No. 8482-015-009, as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28th day of November, 2017, conduct a duly advertised public hearing to consider the subject application for an administrative use permit; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of an administrative use permit to allow the construction of a two story 9,525-square foot house. The subject site is located in the "R-1" (Single-Family Residential) Zone, Area District V. 2. The applicant is proposing to construct a 9,525-square foot two-story house (including a 1,400-square foot attached three car garage and a 960-square foot two-car garage) located on a 53,578-square foot lot. The proposed house also includes a series of balconies on the east, south, and west elevation making a sum of 1,054 square feet. ZACase Files \AUP12017117-24 3014 E Cameron Avenue MUSEIPC1Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 17-24 November 28, 2017 — Page 2 3. Appropriate findings for approval of an administrative use permit for a two-story single family house, maximum unit size exception, and large addition are as follows: a. The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. b. The development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences. c. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. d. The development can be adequately served by existing or required infrastructure and services. e. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. f. The development is sensitive to the natural terrain, minimizes necessary grading, de-emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties. 4. Appropriate findings for approval of an administrative use permit for a balcony is as follows: (1) The proposed retaining wall, elevated structure, and/or other structure, has been designed so as to substantially minimize any adverse aesthetic and visual impacts as visible from surrounding properties and public rights-of- way. (2) The proposed retaining wall, elevated structure, and/or other structure complies with the following design standards: Colors and materials. Decorative materials and/or design elements shall be used as necessary to enhance the aesthetic appearance of the retaining wall structure. Suggested materials include, but are not limited to, stone, masonry, wood, textured poured concrete, and textured colored precision block with colored grout. Natural and earth-tone colors should be utilized for retaining walls to blend the wall with existing surroundings. A variation in design or materials ZACase Files 1A1.1P12017117-24 3014 E Cameron Avenue MUSETC1Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 17-24 November 28, 2017 — Page 3 should be used where necessary to break up large masses and/or add visual interest. Landscaping. Landscaping shall be integrated into the design of the retaining wall or elevated structure as necessary to screen the retaining wall or structure from open view. Where required, a landscape and irrigation plan shall be reviewed and approved by the planning director. Wall separation. Retaining walls shall be separated into terraced. segments where necessary to break up large undifferentiated masses. iv. Privacy impacts. Retaining walls and structures shall be located and designed to avoid unreasonable interference with the privacy of surrounding properties. 5. This project is categorically exempt under the California Environmental Quality Act, Section 15303 pursuant to Section 15303 (New Construction or Conversion of Small Structures), since the project consists of the construction of a new two-story single- family residence on an individual property. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following large addition and two-story single family house findings: a. The lot and proposed building are consistent with the "Residential Low-Medium" (4.1-8.0 dwelling units per acre) General Plan designation and "Single-Family Residential" (R-1) zoning. The proposal consists of the addition to an existing single-family home which meets all applicable requirements of the "Single- Family Residential" (R-1) Zone and Area District V development standards. b. The neighboring architecture consists of "Mediterranean" which was prevalent at the time built during the 1960's and 1970's. The project proposal incorporates "Spanish Mediterranean" style architecture. The architectural features include tiled roof, white stucco, stone tile wall, wood window and trimming, and wood trellises elements. The proposed two-story addition and modification to the existing residence is consistent with the architectural style of its surrounding residences. c. The existing house is accessible from a driveway off Virginia Lane and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is developed with front-yard setbacks greater than the minimum required by the Municipal Code. The proposed new house does not negatively ZACase Files1AUP12017 117-24 3014 E Cameron Avenue MUSEAPC\Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 17-24 November 28, 2017 — Page 4 affect the convenience and safety of the pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-stow house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. e. The design of the structure has given consideration to the privacy of surrounding properties in that the area consists of large lots with single-family residences. The area includes hillsides and varied topography, allowing for greater visibility into neighboring yards. Most of the houses in the area are single-story with several two-story homes. The proposed balconies are located on the front (southerly) and rear (northerly) elevations of the house in the direction of the side and rear yards. The proposed balconies will be consistent and integral to the architecture of the house. Because the subject property is located in an area of topography any addition to the structure will have a marginal effect on the view from surrounding properties. The proposed new house will not eliminate or substantially deteriorate the view from surrounding properties. f. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The existing 4,893-square foot two-story house is located in the same vicinity on the lot as the proposed house. The project proposed construction of a two-story house would not impede or obstruct any scenic views from surrounding properties. The proposal is not out of character in comparison to the existing neighborhood as there are other two-story homes located in the vicinity, and the subject property is located in area of topography including mature trees. Because the subject property is located in an area of topography any addition to the structure will have a marginal effect on the view from surrounding properties. The proposed new house will not eliminate or substantially deteriorate the view from surrounding properties. 2. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following balcony findings: a. The proposed house includes a series of balconies on the east, south, and west elevation making a sum of 1,054 square feet. The proposed balconies will be consistent and integral to the architecture of the house. b. The balconies will be consistent with the architecture of the house. The balcony is located allowing visibility of the San Gabriel Mountains. ZACase Files\AUPI2017\17-24 3014 E Cameron Avenue MUSEWCIReso,doc Planning Commission Resolution No. Administrative Use Permit No. 17-24 November 28, 2017 — Page 5 6. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 17-24 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said administrative use permit by the Planning Director, Planning Commission, or City Council. 7. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this administrative use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 8. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. That the approval of the administrative use permit is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on November 28, 2017, for a two story house with 7,165 square feet of living area, a garage area of 2,360 square feet, and balconies of 1,054 square feet. b. That the project comply with all requirements of the "Single-Family Residential" (R-1) Zone, Area District V, and all other applicable standards of the West Covina Municipal Code. c. That any proposed changes to the approved site plan, floor plan or elevations be reviewed by the Planning Department, and the written authorization of the Planning Director shall be obtained prior to implementation. d. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. e. The approved use shall not create a public nuisance as defined in the West Covina Municipal Code Section 26-416 regarding landscape maintenance and property maintenance. ZACase Files\ AUP120171 17-24 301413 Cameron Avenue MUSE \PC\Reso.doc Planning Commission Resolution No. Administrative Use Permit No. 17-24 November 28, 2017 — Page 6 f. The applicant shall sign an affidavit accepting all conditions of this approval. g. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. h. That prior, to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and executive order 13-29-15 shall be submitted for the front yard, slopes, and areas affected by retaining and landscape crib walls. 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. Proposed landscape areas visible from the public right-of-way shall be in compliance with all applicable standards of the West Covina Municipal Code and shall be clearly indicated (including dimensions) on the landscape and irrigation plan. Landscaping shall be installed prior to final inspection. 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. k. This approval is effective for a period of one (1) year. All applicable building permits must be obtained within one (1) year of project approval. 1. Engineering Requirements: Comply with all conditions contained in Planning Commission Resolution No. 567 which outlined the requirements of grading, street improvement, exterior lighting, water supply, all bonds, trees, landscaping, drainage, and building related improvements, etc. 2. Sanitary sewers shall be provided to each "lot" in compliance with Municipal Code Chapter 23, Article 2, and to the satisfaction of the City Engineer. 3. Prior to issuance of any Building Permit, all of the following requirements shall be satisfied: ZACase AUP12017117-24 3014 E Cameron Avenue MUSE \PC\Reso.doc Planning Commission Resolution No. Administrative Use Permit No, 17-24 November 28, 2017— Page 7 a) A final grading and drainage plan showing existing and proposed elevations and drainage structures (and showing existing and proposed on-site and off-site improvements) shall be submitted to and approved by the Planning Department and Engineering Division. b) A soil erosion and sediment control plan shall be submitted to and approved by the Planning Department and Engineering Division. c) 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. 4. 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. 5. Provide Hydrology Study 6. Provide soils report with soils percolation and infiltration rates. m. Building Requirements: 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Building design shall comply with the 2016 California Residential Code for single family occupancy. 3. Separate application(s), plan check(s), and permit(s) is/are required for: a. Grading (see Engineering Division for requirements) b. Demolition work c. Retaining walls (see Engineering Division for requirements) d. Block walls exceeding 6 feet in height C. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) ZACase FilesIAM2017117-24 3014 E Cameron Avenue MUSE\PC\Reso.doe Planning Commission Resolution No. Administrative Use Permit No. 17-24 November 28, 2017 — Page 8 f. Plumbing g. Mechanical h. Electrical 4. Complete architectural plans prepared a by State licensed architect will be required. Submit design for review at formal plans review. 5. Complete structural plans with calculations by State licensed engineer or architect will be required. Submit design for review at formal plans review. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 7. Compliance to California Green Building Standards Code will be required. Submit design for review at formal plans review. 8. 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. 9. All new on-site utility service lines shall be placed underground. All relocated on-site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. WCMC 23-273. 10. West Covina Municipal Code requires fire sprinklers for the projects listed below except for open garages as defined by the California Building Code. WCMC § 7-18.13. a. In all new one/two family homes and townhomes. CRC § R 313.1 and 313.2. Z:\Cse Fi1es\AUP12017117-24 3014 E Cameron Avenue MUSE1PCIReso.doc Planning Commission Resolution No. Administrative Use Permit No. 17-24 November 28, 2017 — Page 9 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 28 6 day of November, 2017, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: November 28, 2017 EXPIRATION DATE: November 28, 2018 If not used. Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files1AUP12017117-24 3014 E Catneron Avenue MUSEIPC1Reso.doc PROJECT ADDRESS 3014 E Cameron Ave. ATTACHMENT NO. 2 A request has made to make second story alterations to the house at the address above. This form is a notification of the proposed construction. As an adjoining property owner or resident you are asked to sign this form indicating that the applicants has explained to you their intention to constructa second story addition.. Signing this form does not necessarily indicate that an adjoining property owner is in support of the proposed construction. This form only provides proof of notification. Any person who has questions regarding the proposed addition should contact the Planning Department. If you have any questions about the City's review process, please contact the Planning Department at (626) 939-8422. I have received notice of the proposed plans at the address noted above: , Resident of 3018 E Cameron'Ave , Resident of 3012 E Cameron Ave , Resident of 3010 E Cameron Ave Resident of 3008 E Cameron Ave , Resident of 3012 E Los Cerillos Dr *, Resident of 3029 E Ceritios Dr , Resident of Resident of Planner JUL 0 201? ";!::,1)1,ANCONI ,SubconiiiiitteeDesigill'Wvio,V,Seconti Story Review - Neighbor Sigoiticos.cloc i . , . 1 , PROJECT ADDRESS I 3014- E Cameron Ave. i i 1 A. request has' made to make second .story. alterationt to the house at the address above.: This form is a notification of the pt.oposed .cortstructioil . AN 4n adjoining .pioperty owner or yesident you are:asked. to sign.this form indicating tha:t the applicants has ONISIed tayou their intention . to constructa second story addition. I . , ... Signing this form does not necessarily: indicate that an adjoining prop6‘rty owner is in suppott of the. proposed construction, This form only provides proof of nOtirtelitiOn. Any person who has questions regarding the proposed addition should conflict the Planning 1 ; i If you have any questions about the City's review Oocess, -please colittiet the Planning Depaptment at (626) 939-8422. . I have received notice of the proposi.d plans at the addross noted above,: - (;&/Y.r„..,• Resident. of 312 E Cameron Ave • , Resident of 3010 E Cameron Ave Residont.of 30.08 e Cameron Ave Residental 3112 E Los Cerillos Dr , Resident of 3029 E Cerilios Dr . , Resident of„ • • • • Resident of Department. Planner PROJECT ADDRESS _ 3014 E Cameron Ave, 1 A .request has' made to make second stoy alterations to the house at the address above: This form is a notification ofthe prOpOSed construction As On adjoirling :prOperty.owner or resident you are asked to sign this form indicating that the applicants: has 4plained to you (heir intention to construct a second:story addition, . Signing this form does not necessarily indicate that n adjoining property owner Is in. support of the. propoSed construction,. This. form .ortly rovIdes proof of notification.. Any person who has questions regarding the proposed ad lition should cunt* the Planning Department. • • I have, received notice of' the proposed plans at the addre s noted above; , L • ., Resident of 3.1.8 E Come= Ave. Resident or 412 8 Carnerbn Ave • Resident of 3 10 E Cdmeron Ave Resident of 3 08 E Comeron ve Resident of 391 2 E Los Cer'illo L Resident of 3029 .E Cerillos Dr Resident of Resident of . Planner SOA):1(1 ':;10};1(kirONAM If you have any questions about the City's review pweess, please contact the Planning Deoarttnent. at (626) 93. 9-L122. r chit ects Clifford and Julie Langlois 3012 E. Cerillos Dr. West Covina, CA 91791 Re: New construction at 3014 E Cameron Ave Dear Mr. and Mrs. Langlois, My name is Mark Schoeman and I am an Architect working on the property to the northwest of you for Jose and Breanna Alvarado and their two children. We are planning to replace the existing house with a new two-story house in the contemporary Mediterranean style. As part of our submittal to the City of West Covina we need to provide documentation that we have informed our neighbors. (also enclosed), I came by last Saturday to speak with you but unfortunately missed you so I thought I would reach out to you with this letter. This notification and your acknowledgement of it does not mean that you are in support of the proposed project, but simply that you have been notified. Please see the enclosed images and site plan for an idea of what we have planned. We believe the house will be an asset to the neighborhood and has been designed with maintaining our neighbor's privacy. Take a moment to look over the proposed house and call me if you should have any questions, If we may trouble you, please sign and either return the enclosed sheet, scan and email It, or contact me witha time that we may collect it from you. Thank you. Mark Schoemap, AIA The Tucker Scloeman Venture (architects) 909.373.7013 mark@tsvarchitects.com TUCKE SCHOEMA VENTUR 676 west iinth street clarernent co 9171 1 Isva®verizon.net 9 0 9 6 6 , 8 6 4 0 F AX. 6 6 7 7 5 Thank you. Yours, Mark SchoemanTAIA TU CKE SCHOEMA VENTUR N.rc hit act s Chlu Cheung 3029 E. Cerillos Dr. West Covina, CA 91791 Re: New construction at 3014 E Cameron Ave Dear Mr. Cheung, My name is Mark Schoeman and I am an Architect working on the property to the west of you for Jose and Breanna Alvarado and their two children. We are planning to replace the existing house with a new two-story house in the contemporary Mediterranean style. As part of our submittal to the City of West Covina we need to provide documentation that we have informed our neighbors. (also enclosed), I came by last Saturday to speak with you but unfortunately missed you so I thought I would reach out to you with this letter. This notification and your acknowledgement of it does not mean that you are in support of the proposed project, but simply that you have been notified. Please see the enclosed images and site plan for an idea of what we have planned. We believe the house will be an asset to the neighborhood and has been designed with maintaining our neighbor's privacy. Take a moment to look over the proposed house and call me if you should have any questions. If we may trouble you, please sign and either return the enclosed sheet, scan and email it, or contact me with a time that we may collect it from you. 909.3737013 mark@tsvarchitects.com 676 west 1n1h street clerernont to 91711 Is vata Ye rizon.net 909. 6 1" 6 . 6 4 0 FAX .6 2 6 . 8 7 7 5 TU Cl( E SCHOEMA VENTUR \r- c hi t e c ts Sol and Olga Altman 3018 E. Cameron Ave. West Covina, CA 91791 Re: New construction at 3014 E Cameron Ave Dear Mr. and Mrs. Altman, My name is Mark Schoeman and I am an Architect working on the property to the northwest of you for Jose and Breanna Alvarado and their two children. We are planning to replace the existing house with a new two-story house in the contemporary Mediterranean style. (I believe you may have met Jose and I am sure you have seen workers planning the new sewer line). As part of our submittal to the City of West Covina we need to provide documentation that we have informed our neighbors. (also enclosed), I came by last Saturday to speak with you but unfortunately missed you so I thought I would reach out to you with this letter. This notification and your acknowledgement of it does not mean that you are in support of the proposed project, but simply that you have been notified. Please see the enclosed images and site plan for an idea of what we have planned, We believe the house will be an asset to the neighborhood and has been designed with maintaining our neighbor's privacy. Take a moment to look over the proposed house and call me if you should have any questions. If we may trouble you, please sign and either return the enclosed sheet, scan and email it, or contact me with a time that we may collect it from you. Yours, 909.373.7013 mark@tsvarchitects.com 676 west inth skeet cleremont ca 91711 .tsve@ve rlumnei 909.62 6.8640 FAX. 6 6.8775 Thank you Yours, Mark Schoemarl, AIA r chile cts Mr. John Klena 3012 E. Cameron Ave. West Covina, CA 91791 Re: New construction at 3014 E Cameron Ave Dear Mr. Klena, My name is Mark Schoeman and I am an Architect working on the property to the north of you for Jose and Breanna Alvarado and their two children. We are planning to replace the existing house with a new two-story house in the contemporary Mediterranean style. (I believe you may have met Jose and I am sure you have seen workers planning the new sewer line). As part of our submittal to the City of West Covina we need to provide documentation that we have informed our neighbors. (also enclosed), I came by last Saturday to speak with you but unfortunately missed you so I thought I would reach out to you with this letter. This notification and your acknowledgement of it does not mean that you are in support of the proposed project, but simply that you have been notified. Please see the enclosed images and site plan for an idea of what we have planned. We believe the house will be an asset to the neighborhood and has been designed with maintaining our neighbor's privacy. Take a moment to look over the proposed house and call me if you should have any questions. If we may trouble you, please sign and either return the enclosed sheet, scan and email it, or contact me with a time that we may collect It from you. 909.373.7013 mark@tsvarchitects.com TUCKE SCHOEMAN VENTUR 676 west ninth street tiaremont ca 91711 tsvagverizon.net 909.6 6.8640 FAX.66.8775 Thank you. Yours, Mark Schoemani AIA TUCKE S CH 0 E MAN VENTUR chi t ects Joe and Catherine Wang 3010 E. Cameron Ave. West Covina, CA 91791 Re: New construction at 3014 E Cameron Ave Dear Mr. and Mrs. Wang My name is Mark Schoeman and I am an Architect working on the property to the east of you for Jose and Breanna Alvarado and their two children. We are planning to replace the existing house with a new two-story house in the contemporary Mediterranean style. As part of our submittal to the City of West Covina we need to provide documentation that we have informed our neighbors. (also enclosed), I came by last Saturday to speak with you but unfortunately missed you so I thought 1 would reach out to you with this letter. This notification and your acknowledgement of It does not mean that you are in support of the proposed project, but simply that you have been notified. Please see the enclosed images and site plan for an idea of what we have planned. We believe the house will be an asset to the neighborhood and has been designed with maintaining our neighbor's privacy. Take a moment to look over the proposed house and call me if you should have any questions. If we may trouble you, please sign and either return the enclosed sheet, scan and email it, or contact me with a time that we may collect it from you. 909.373.7013 mark@tsvarchitects.com 676 west In I nth 6troel clarrri eont co 91711 tsva@vrixon.rtel 909.6 6.8640 FAX.66.8775 909.373.7013 mark@tsvarchitects.com 676 west inth street daemon' co 91711 tsvalgYe rizon.net 9 0 9 6 6 , 8 64 0 FAX . 6 6.8 7 7 6 Yours, TUCKE S HO MAN VENTUR 0•-n ;rchitects) Mark and Linda Witte 3008 E Cameron Ave. West Covina, CA 91791 Re: New construction at 3014 E Cameron Ave Dear Mr. and Mrs. Witte, My name is Mark Schoeman and I am an Architect working on the property to the south of you for Jose and Breanna Alvarado and their two children. We are planning to replace the existing house with a new two-story house in the contemporary Mediterranean style. As part of our submittal to the City of West Covina we need to provide documentation that we have informed our neighbors. (also enclosed), I came by last Saturday to speak with you but unfortunately missed you so I thought I would reach out to you with this letter. This notification and your acknowledgement of it does not mean that you are in support of the proposed project, but simply that you have been notified. Please see the enclosed images and site plan for an Idea of what we have planned. We believe the house will be an asset to the neighborhood and has been designed with maintaining our neighbor's privacy. Take a moment to look over the proposed house and call me if you should have any questions. If we may trouble you, please sign and either return the enclosed sheet, scan and email it, or contact me with a time that we may collect it from you. 073$ 3.0g.1100e4Aday1 a tWot 4. 4044v/1060 fleNcri $ 414nattAitssn046-4.4 • . two./ 1,:i4uNi14,11.kgtvoy $0*70. O6/' 9/2017 .Kntitmalk " r • • D4/14/200 ci ! ..:F'• ] : ‘,?,-i :, , 06/1-7/2017 : , - - : 1 PI ' A ci 0 1 3 m iln IA- eksj _A A — $3.35 140.446Nitel4Ail4orx&rj, zugraorkAutod 444%449 44i4t4o4440t4yeri $0).10 aiireag+1*; $4.05 Pixatms* 6/04ot 7 ) 1 Ikon. iticoo s tr,40.§40.sose.oveg460,44 4A.A.6,cvAtty Att446-4 tams.:4A40.4n4tiagtimift3o4e0v rems v.14."tag,,a; ormaa. '4 OS 0735 „ , ) 078$ &p001,1* Vadg-twor: TW STORE ri.E 00y01* 1000 00EA DONCFZIE STRIP DITTACOIA SYSTEM V Kum ROCK WI. saixSTA SIM= PA= PRECAST CAP nicH ALCOmAT,C DOLISIE CATE 0710 X" =Jams SMYTH STUCCO PRECAST Op wle CCRCIrTE 0000100000 5' Kai lOLL EbrcE AND saF-moskto CATE a' HICII BLOC% WALL AT POuNEVN ANCI TRAsm EgcLosuRE •±1 Alvarado Residence Site Plan 3014 E Cameron Avenue Tucker Schoeman Venture (architects) 909.626.8640 ri"n1"6 0' 16' 3Z 40' 48' e mix CZNaZETE WALKWAYS lood AREA PM r CONCRETE VOIP POOL ECILIO.NENT IWO( RON a.oac WA.L. STUCCO TO YAM{ liOuSE CONCRETE ACC= sirps g ROI WI RN= AND SELF-aotuc GAIT Alvarado Residence Views 3014 E Cameron Avenue Tucker Schoeman Venture (architects) 909.626.8640 ..rPi'r1111111 • CA:101) DOM CIC100 ••••`..N. • . • • ' • . • tt-s---H .-7-7-r-r- ; From the southwest From the northwest Alvarado Residence Views 3014 E Cameron Avenue Tucker Schoeman Venture (architects) 909.626.8640 ATTACHMENT NO. 3 Original Message From: Bobak Seyedgavadi [mailto:bseyedgavadi@gmaii.com] Sent: Thursday, September 14, 2017 7:30 AM To: Alan Hernandez <AHernandez@westcovina.org > Subject: Attn Christine Delostrinos - Hearing Request Hello, I am requesting a hearing for proposed Permit #17-24 for Mark Schoeman at 3014 E Cameron Ave. A two story building at this location will completely block the view from my house! My information: Bobak Seyedgavadi Mahboubeh Seyedgavadi 3016 E Los Cerillos Drive West Covina CA 91791 Please confirm the receipt of this email as the deadline for hearing request per the letter I received is today Thursday September 14, 2017 by 5:30pm Thank you, Bobak Seyedgavadi BRE# 01886075 626-623-8424 Realtor @ Harcourts Prime Properties ATTACHMENT NO. 4 November 21, 2017 Dear West Covina Planning Commission, I would like to thank you in advance for taking the time to review my comments. My name is Bobak Seyedgavadi and I live at 3016 E Los Cerillos Dr, West Covina, CA 91791. I would like to address my concerns with the proposed project located at 3014 E Cameron Ave in West Covina. Meeting with Ron Garcia and Architect for the project, I voiced my concerns of how this new home will block all of my city view. F gave them a tour of my home and showed them how this new structure would block the last of my city view. I stood outside with Ron and the architect looking out with my current view and how the new structure would block all of my city view. We sat inside at my breakfast table, kitchen island and seating area showing them that from all these seating points I will no longer have a view of the city lights. Every home and the lot it sits on has its amenities and with out location it is a view of the city. We have lived here for more than 33 years and at one point we could see all the way to Downtown Los Angeles on a clear day. Unfortunately, the surround neighbors do not maintain their trees and the over growth has progressively block our city view. This new structure is a permanent fixed structure that will remain. It cannot be trimmed down like a tree. When we sit out side or at the breakfast table we will have a straight view of this structure and no longer a view of the city. We already have one view of home directly in front of use and this structure would make it two. The pictures below do not give you the proper perspective when sitting outside or at the breakfast table. You must see and experience it in person. Thank you PLANNING DEPT. Bobak Seyedgavadi ilECEIVED NOV 2 1 2017 atro/N/e.'ri AGENDA ITEM NO. 3 DATE: November 28, 2017 PLANNING DEPARTMENT STAFF REPORT TENTATIVE PARCEL MAP NO. 74787 VARIANCE NO. 16-19 SUBCOMMITTEE FOR DESIGN REVIEW NOS. 17-14, 17-15 and 17-50 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Rick Fujimoto LOCATION: 845 S. Sunkist Avenue (APN: 8468-003-001) I. DESCRIPTION OF APPLICATION The applicant is requesting approval of a tentative parcel map to subdivide an existing 26,650-square foot parcel into three lots: Parcel 1 (8,500 sq. fl.), Parcel 2 (8,500 sq. ft.), and Parcel 3 (9,650 sq. ft.). The three-lot subdivision is being requested to facilitate the construction of three single-family residences on the site. The applicant is requesting approval of a variance to allow for deviation from development standards, including minimum lot depth. The Subcommittee for Design Review applications are for the design of the houses. The subject property is located in the "Single-Family Residential" (R-1) zone, Area District 1. Staff is recommending approval of the subdivision and the construction of three single- family homes. ZACase Files\TENTATIVE PARCEL MAP12.0161TPM NO. 74187 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Repoitdoe DESCRIPTION "Single Family Residential" (R-1) and Neighborhood TPM 74787 VAR 16-1915D 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017- Page 2 II. BACKGROUND The project site consists of a 26,650-square foot vacant lot. ITEM CUBRENT ...::PWVELQPMENT. North: San Bernardino (10) Freeway South: "Single-Family Residential" (R-1); Single-family dwellings East: "Multiple-Family Residential" (MF-15); Convalescent Hospital West: "Specific Plan"; Single-family dwellings Vacant Lot 845 Sunkist Avenue (APN 8468-003-001) Notices of Public Hearing have been mailed to 133 owners and occupants of properties located within 300 feet of the subject site. On September 26, 2006, the Planning Commission approved a tentative parcel map to subdivide the subject property into three single-family lots. The Planning Commission also approved General Plan and Westside Area Plan amendment to change the land use designation from "Service and Neighborhood Commercial" to "Low Medium Residential" (4.1 to 8.0 dwelling units per acre). In addition a variance was approved to deviate from development standards including lot depth, eight-foot walls in the front and side yard and first and second-story front setbacks. The applicant never pursued the development and the lot has remained vacant. With the adoption of the General Plan in 2016, the Westside Area Plan was voided. ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)IPC 11.28.171Staff Repoadoc Lot Width Lot Depth TPM 747871VAR 16-191SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017- Page 3 III. SUMMARY OF DATA .61 acres (26,650 sq. ft.) DEVELOPMENT STANDARDS Parcel 1- 8,500 sq. ft. Parcel 2 — 8,500 sq. ft. Minimum lot size 7,500 sq. ft. Parcel 3 — 9,650 sq. ft. Parcel 1— 100 ft, Parcel 2 — 100.36 ft. Parcel 3 — 85 ft. Parcel 1 — 85 ft. Parcel 2 — 85 ft. Parcel 3 — 119 ft. Minimum 60 feet Minimum 105 feet IV. PROJECT DESCRIPTION AND ANALYSIS The project consists of a request for the approval of a tentative parcel map to subdivide a vacant 26,650-square foot lot into three single-family residential lots: Parcel 1 (8,500 sq. ft.), Parcel 2 (8,500 sq. ft.), and Parcel 3 (9,650 sq. ft.). The applicant is the property owner. The existing property is 296.56 feet by 85 feet, which is larger than most of the residential properties in the vicinity. The lot is located on the southeast corner of West Garvey Avenue South and South Sunkist Avenue, Parcel 1 and 2 will be 8,500 square feet in size with 100 feet of frontage along Garvey Avenue. Vehicular access will be provided via driveways on Garvey Avenue. The applicant is proposing to construct a 2,120-square foot (including an attached 540-square foot two-car garage and 42- square foot entry porch) one-story house on Parcel 1 and 2. Parcel 3 will be 9,650 square feet in size, with access provided via a driveway on South Sunkist Avenue. Parcel 3 will consists of 119 feet of frontage on West Garvey Avenue and 85 feet of frontage on South Sunkist Avenue. The applicant is proposing to construct a 2,120-square foot (including an attached 540-square foot two-car garage and 42- square foot entry porch) one-story house on Parcel 3. ZACase Files\TENTAT1VE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SER)IPC 11.28.171Staff Report.doc TPM 74787 VAR 16-19 ISO 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28,2017 - Page 4 The site is flat. While the applicant is proposing minor grading in conjunction with the construction of the proposed houses, the current topography of the proposed parcels will be maintained. The project site is located in a developed residential neighborhood. The project site is bordered on the east and south by single-family residences. A residential development approved through a Specific Plan is located to the west of the subject property. Interstate 10 is located directly north of the property. A 14-foot sound wall has recently been constructed along Garvey Avenue by Caltrans as part of the San Bernardino Freeway expansion. Tentative Parcel Map The Municipal Code establishes a minimum lot size, lot depth and lot width for lots in the "Single-Family Residential" (R-1) Zone. Additionally, the City is separated into various area districts that also determine required lot size and dimensions. The proposed parcels are located in Area District I. Therefore, the minimum lot size is 7,500 square feet. The minimum lot width is 60 feet. The minimum lot depth is 105 feet. The parcels exceed the minimum lot size requirement of 7,500 square feet and the minimum lot width of 60 feet. However two of the parcels do not comply with the minimum depth standards of 105 feet and will require the approval of a variance Parcel 3 is in compliance with depth. This is discussed further in the variance section of the staff report. All three proposed parcels are rectangular in shape. All three lots exceed the minimum lot sizes required for the area district in which they are located. Conditions of approval have been included in the resolution requiring the applicant to underground all utilities and construct a sidewalk with trees along Garvey Avenue South and South Sunkist Avenue, and to reconstruct all damaged concrete curbs and gutter per City standards. The Engineering Division has conditioned that the property provide an Irrevocable Offer of Dedication of five feet along Garvey Avenue. An Irrevocable Offer of Dedication differs from a Dedication in that the property does not change to City ownership unless/until the City determines that it is necessary. In this situation, the Irrevocable Offer is recorded, but the lot size does not change. Engineering has requested the condition due to the requirement of the Master Plan of Streets. However, it is not anticipated that the City would widen Garvey Avenue in the vicinity in the foreseeable future. If Engineering believed that widening would be required, the condition would be for a Dedication. Variance As stated above, two of the three proposed lots do not comply with the minimum depth standards (105 feet) of the Municipal Code for lots located in Area District I of the "Single-Family Residential" (R-1) Zone. The lots comply with the minimum lot size standard of 7,500 square feet and minimum lot width of 60 feet. The proposed subdivision will consists of lot widths of approximately 100 feet for Parcel 1, 100 feet for Parcel 2, and 85 feet for Parcel 3. Proposed lot depth 85 feet for Parcel 1, 85 feet for Z:\Case Fiks\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Report.doc TPM 74787 i VAR 16-191 SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017 Page 5 Parcel 2, and 119 feet for Parcel 3, where a 105-foot lot depth is required. The applicant is therefore proposing a variance from lot depth for Parcels 1 and 2. Lot sizes in the area range from 3,854 square feet to 16,373 square feet. The lots in the Specific Plan on Sienna Crest are much smaller in size, averaging 4,262 square feet per lot. While most of the lots in the vicinity do comply with the minimum depth requirement (with lot depths ranging from approximately 20 feet to 150 feet), there are four lots in the vicinity that have a similar depth as the proposed lots. These lots are located on Elder Street and West Garvey Avenue South, to the west and south of the subject property. 2102 Elder Street has a lot depth of approximately 85 feet, 2020 Elder Street has a lot depth of 85 feet, 2025 Elder Street has a lot depth of 79.98 feet and 1814 West Garvey Avenue South has a lot depth of 70.72 feet. Staff conducted a survey of eight single-family lots and the 14 small-lot, single-family lots surrounding the subject property. This survey includes homes on Sunkist Avenue and Sienna Crest. Because the results include a subdivision of small lots and the older larger lots, staff has provided a chart with information on each. The following charts show the mean, the smallest and largest lot size, lot width, and lot depth of the lots. The mean is the average of all 16 homes. Large Lots (Lots in Single-Family Zones) LOT SIZE LOT WIDTH LOT DEPTH MEAN 14,427 sq. ft. 74 feet 195 feet SMALLEST 13,351 sq. ft 110 feet 150 feet LARGEST 16,369 sq. ft. 73 feet 224 feet Small Lots (Lots in Sienna Crest) LOT SIZE LOT WIDTH LOT DEPTH MEAN 4,262 sq. ft. 40 feet 105 feet SMALLEST 3,767 sq. ft. 40 feet 93 feet LARGEST 5,246 sq. ft. 60 feet 110 feet The charts indicate that there is a wide variation in the lot sizes in the area. Not included in the survey is the convalescent hospital property to the east, which is 1.8 acres. In addition, the existing lot is rectangular in shape, the proposed three-lot subdivision will allow for the lots to be consistent in rectangular shape as the neighboring lots. The lot depths allow the proposed houses to meet setback requirements while maintaining minimum lot size and width requirements for Area District I. The property in question is a remnant parcel that was left over as a result of the construction of the San Bernardino Freeway, is located on a corner lot with an existing lot width and depth, and is larger than other residential lots in the vicinity. It is common in the area of the subject property for lots along east-west streets for the lots to be smaller than the average lot size for the large lots. The lots along Mossberg Avenue, Elder Street, Sherway Street, Leewood Street and Z:\Case Files\TENTATIVE PARCEL MAP 120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Report.doe TPM 74787 VAR 16-191 SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017 - Page 6 Merced Avenue include smaller lot sizes and lot depths that the average for large lots. Therefore, there are extraordinary circumstances based on the shape and existing conditions of the existing lot. The proposed single-family houses comply with all one-story setback requirements. Proposed Single-Family Homes The proposed single-family residences feature a traditional ranch-style architecture. The houses will incorporate a hip- style roof. All three houses will feature roof shingles, smooth stucco exteriors, wood siding with stone wainscoting, vinyl window shutters, pot shelves, window treatment, and varying window shapes. All the proposed houses will include an entry porch. The floor plan for the proposed houses on Parcels 1 and 2 will be the same and will consist of a total square footage of 2,120 square feet, including an attached 540-square foot two-car garage and a 42- square foot entry porch. The only difference between Parcel 1 and 2 is that they will be oriented the opposite of each other, to create variety. The interior layout would provide four bedrooms, two bathrooms, a living room, dining room, kitchen, family room, and laundry room. The floor plan for the proposed home on Parcel 3 will be similar to Parcel 1 and 2, however, the front entrance of the home will be located on West Garvey Avenue South and the garage entrance will be from South Sunkist Avenue. SUBCOMMITTEE FOR DESIGN REVIEW Pursuant to Section 26-418 of the West Covina Municipal Code, all of the proposed houses require review by the Planning Commission Subcommittee for Design Review (Subcommittee). The Subcommittee is scheduled to review the houses on November 28, 2017 prior to the Commission hearing. The following is a discussion of Subcommittee Guidelines for new one-story additions: a. Design the house so that all setbacks have been met. The proposed one-story homes comply with the minimum required setbacks for the "Single- family residential" (R-1) Zone and Area District I. On Parcel 1, the proposed house will have a side yard setback on the west of 5 feet, rear yard setback of 15 feet, side yard setback on the east of 15 feet and front yard setback of 25 feet. On Parcel 2, the proposed house will have a side yard setback on the west of 15 feet, rear yard setback of 15 feet, side yard setback on the west of 5 feet and front yard setback of 25 feet. On Parcel 3, the proposed house will have a side rear yard setback on the west of 12 feet, side yard setback on the south of 25 feet, side yard setback on the north of 13 feet and front yard setback of 25 feet. b. Design the front and any other visible elevations especially corner houses with a variety of materials. Most houses have the exterior elevations that are primarily ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Report.doc TPM 74787 I VAR 16-19 SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017- Page 7 stucco. Providing an alternative material such as stone, wood (or simulated wood product) or brick will provide a more aesthetic elevation. (Where alternative material is at the corner, material should wrap around 24 inches on the side.) The three proposed houses incorporate a variety of materials to articulate the front elevations. The materials that are included are wood siding, stone veneer siding, trimmings, pot shelves and wood window shutters. C, Design the house to fit into the architectural context of the surrounding neighborhood. The neighborhood consists of a mix of one-and-two-story houses in a variety of architectural styles built between 1911 and 2008. There is no single unifying architectural style in the neighborhood. The houses are proposed as traditional ranch-style houses and will fit into the architectural context of the surrounding neighborhood. d. Front porch rooflines should be lower in height than the main portion of the roof The proposed front porch on all three homes will be at maximum 12 feet 4 inches whereas the highest point of the proposed house will be 15 feet 2 inches. There is a minimum 3-foot difference between the front porch roofline and the highest point of the proposed homes. e. Window treatment on windows are encouraged including stucco popouts, wood trim, potshelves, shutters, recessed windows, etc. or provide a variety of window types (bay windows, octagonal windows, other shapes, etc.) Consider painting window treatment in contrasting color to the house. The three proposed homes incorporate the following window treatments: wood trimming, potshelves and wood window shutters. The window treatments additionally be in contrasting colors to the house. The proposed windows are in a variety of shapes and sizes. Provide the City-owned parkway width for the strip of property between the private property and the street. (This area is to allow for sidewalks or the widening of the street.) The three-lot subdivision includes a minimum 5-foot sidewalk from curb to property line along West Garvey Avenue South and South Sunkist Avenue. g. A water heater enclosure should he constructed to match the colors and materials of the house. (Especially for water heaters added outside of the house located on a corner lot.) ZACase Files1TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Report.doe TPM 74787IVAR 16-191SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017- Page 8 The proposed mechanical equipment of the proposed houses will be located on the side of the homes and will be screened by a 6- foot in height wood fence from public view. h. If the roof pitch is being raised, consider designing the new pitch to allow the attic space to accommodate a central air conditioning/heating system. Not applicable. i. Landscaping that is removed or destroyed during the construction process shall be replaced prior to final inspection. As a conditions of approval the applicant shall submit a landscape plan for the proposed three-lot subdivision. J. In an area that is predominantly developed with rear-entry garages, no garage doors should be installed on the front of the house. The neighborhood consists of primarily front-entry garages. Parcel 1 and Parcel 2 will have the garage facing West Garvey Avenue South. Parcel 3 will have its garage facing South Sunkist Avenue. The garages will be a two-car garage and will include an aluminum roll up door. The proposed homes on the three-lot subdivision comply with the subcommittee design review standards. V. REQUIRED FINDINGS Findings necessary for the approval of tentative parcel map to subdivide a 26,650-square foot site into three single-family lots are as follows: a. That the proposed map is consistent with applicable general and specific plans. The proposed map is consistent with the "Neighborhood Low" land use designation of the West Covina General Plan in that the proposed residential project results in the development of residences at a density of 5.1 dwelling units per acre (overall). The "Neighborhood Low" designation allows densities of up to 8.0 dwelling units per acre. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The proposed design results in three lots, each of which meets the requirements of the Municipal Code for "Single-Family Residential" (R-1), Area District I Zone with the exception of lot depth. Future improvements of the lots will be subject to the regulations of the West Covina General Plan and Municipal Code. Z:1Case Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)\PC 11.28.171Staff Report.doc TPM 747871VAR 16-191SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017 - Page 9 c. That the site is physically suitable for the type of development. The site consists of a 26,650-square foot lot surrounded by residential homes on three sides and the 10 Freeway to the north side. Adequate provisions have been incorporated into the design to accommodate the required development standards for single-family houses. The site has access from Garvey Avenue (Parcel 1 and 2) and Sunkist Avenue (Parcels 3). d. That the site is physically suitable for the proposed density of development. The proposed subdivision design results in three lots, each of which contains at least 20 feet of street frontage with adequate automobile access. There are no known topographical or biological constraints to development. Thus there are no physical constraints to development of the site, which can readily support residential development at the proposed density level. e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat. The site consists of a 26,650-square foot parcel that is currently vacant with no trees. There are no known endangered, threatened or rare species or habitats, or designated natural communities, wetlands habitat, or wildlife dispersal or migration corridors present on site. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. The proposed map and improvements will have access to a public sanitary sewer system for the removal and disposal of wastewater, and to other necessary utility services. The site will be developed in accordance with the standards of the Public Works Department, the Municipal Code, the Uniform Building Code and other applicable requirements. g. That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public for access through or use of property within the proposed subdivision. There are no known easements on the property that would be affected by implementation of the proposed project. Access to the site will be provided via West Garvey Avenue South (Parcel I and 2) and South Sunkist Avenue (Parcel 3). Findings necessary for the approval of a variance for minimum lot depth requirements are as follows: Z:1Case Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Report.doe TPM 747871 VAR 16-19ISD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017- Page 10 a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. While one of the lots is in compliance with all development standards, two of the proposed lots do not comply with the minimum depth standards (105 feet) of the Municipal Code for lots located in Area District I of the "Single-Family Residential" (R-1) Zone. The lots comply with the minimum lot size standard of 7,500 square feet for lots located in Area District I. The proposed subdivision will consists of lot depths of 85 feet for Parcel 1, 85 feet for Parcel 2, and 119 feet for Parcel 3. The applicant is therefore requesting a variance from lot depth standards of 20 feet for Parcels 1 and 2 where a 105-foot lot depth is required. The property in question is a remnant parcel that was left over as a result of the construction of the San Bernardino Freeway, is located on a corner lot with an existing lot width and depth, and is larger than other residential lots in the vicinity. The existing lot is rectangular in shape, the proposed three-lot subdivision will allow for the lots to be consistent in rectangular shape as the neighboring lots. The lot depths allow the proposed houses to meet setback requirements while maintaining minimum lot size and width requirements for Area District I. It is common in the area of the subject property for lots along east-west streets for the lots to be smaller than the average lot size for the large lots. The lots along Mossberg Avenue, Elder Street, Sherway Street, Leewood Street and Merced Avenue include smaller lot sizes and lot depths that the average for large lots. Therefore, there are extraordinary circumstances based on the shape and existing conditions of the existing lot. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. The proposed lot depths will allow the development of otherwise conforming lots to be subdivided in compliance with the required lot sizes, width sizes, and setback requirements, and preserve the enjoyment of substantial property rights possessed by other property in the same vicinity and zone with regularly-shaped rectangular lots. Lot sizes in the vicinity range from 3,854 square feet to 16,373 square feet. Other lots in the vicinity along east-west streets have been subdivided with less than the required lot depth including 2102 Elder Street, 2020 Elder Street, 2025 Elder Street and 1814 West Garvey Avenue South. The proposed lots are consistent with the Municipal Code requirement and with some existing lots in the vicinity. c. That granting such variance will not be materially detrimental to the public welfare or injurious to property or improvements in such vicinity and zone in which property is located. ZACase Files1TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Report.doc TPM 747871 VAR 16-191 SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017- Page 1 The project has been designed in accordance with the requirements of the Public Works Department and Fire Department and is not expected to endanger the public peace, health, safety or general welfare. The project is not expected to adversely affect property or improvements in the project vicinity. d. That granting such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. The approved project with three single-family residential lots is consistent with the site's General Plan designation of "Neighborhood Low" and the allowed density of up to 8-units per acre. VI. GENERAL PLAN CONSISTENCY The proposed project is consistent with the General Plan. The proposal is consistent with the following General Plan Policies and Actions: a. Policy 3.3: New growth will complete, enhance, and reinforce the form and character of the unique West Covina neighborhoods, districts, and corridors. VII. ENVIRONMENTAL DETERMINATION The initial study prepared by Michael Baker International for the project disclosed that the project would 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 (Attachment 6). Traffic Because of the size and scope of the proposed project, a formal traffic analysis was not conducted to assess the traffic and transportation impacts. The proposed project includes the development of three single-family homes in a completely urbanized area. Based on generation estimates defined by the Institute of Transportation Engineers (ITE) Trip Generation (9th Edition), the project is expected to generate an additional 29 new daily weekday trips, 30 new daily Saturday trips, and 26 new daily Sunday trips. The initial study indicated that these trips would have a less than significant impact. Air Quality According to the Air Quality Study prepared by Michael Baker International, 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 ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Staff Report.doe TPM 74787 VAR 16-191SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28,2017 - Page 12 air quality impact because short-term project and operational emissions will not exceed any SCAQMD daily threshold. Biological Resources The subject property is vacant and has been cleared of vegetation, with the exception of five mature American elm trees near the southwest corner of the property and one Orange tree along the south property line. In addition, there is one dead tree located near the middle of the subject property. All of the trees would be removed to grade and construct the houses. Export of Fill Construction of the project will involve subdivision of the parcel, grading of .61 acres, construction of the three separate single-family homes, landscaping, paving of driveways, and sidewalk and curb repairs. The project would include 45 cubic yards (CY) of cut and export of on-site soils and 110 CY of fill as analyzed in Attachment No. 6. Per the conditions of approval a haul truck route for soil export is required to be submitted for review and approval by the engineering division. Mitigation Measures Mitigation measures are required to include incorporating appropriate erosion control and drainage devices, cleaning up leaks, drips, and spills immediately, covering and maintain durripsters, conducting maintenance, repair, and washing of vehicle and equipment away from storm drains, the limiting of construction hours, and the submission of a noise mitigation plan that includes best management practices prior to issuance of demolition permits. VIII. CONCLUSION The project is proposed in an area of the City that is comprised primarily of one and two story single-family residential homes. The site is currently vacant. The addition of the three single-family lots is compatible with the neighboring properties in regard to lot size. The proposed project meets or exceeds development standards with the exception of lot depth for the two parcels. However, the proposed lots comply with lot size standards and meet all setbacks. The proposed homes to be constructed are designed similar in nature to the homes in the neighborhood. All three proposed homes will be one-story. The vehicle access to the new houses will be via West Garvey Avenue South (Parcel 1 and 2) and South Sunkist Avenue (Parcels 3). IX. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions approving Tentative Parcel Map No. 74787 and Variance No. 16-19. Staff also recommends that the Planning ZACase FilesITENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SER)1PC 11.28.17IStaff Report.doc TPM 74787 1VAR 16-19 I SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017- Page 13 Commission approve Subcommittee for Design Review No. 17-14, 17-15 and 17-50, subject to the following conditions: a. The houses on the properties shall be constructed as approved by the Planning Commission and Subcommittee for Design Review on November 28,2017. b. That the project comply with all requirements of the "Single-Family Residential" (R- 1) zone and all other applicable standards of the West Covina Municipal Code. c. The final building plans shall correctly identify the houses as one-story houses on the site plan. d. All approved materials and colors shall be clearly indicated on the plans. e. That any proposed changes to the approved site plan, floor plan or elevations be reviewed by the Planning Department, and the written authorization of the Planning Director shall be obtained prior to implementation. f. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. g. Plans and calculations to be wet stamped and signed by registered architect, civil or structural engineer. h. No mechanical equipment (water heater, air conditioner, etc.) shall be located in any required setbacks. Prior to the issuance of building permits, a detailed landscape and irrigation plan in compliance with AB 1881 and Executive Order B-29-15 shall be submitted to and approved by the Planning Department for all planted areas to be affected by project. Said plan shall include type, size, and quantity of landscaping materials to include a combination of trees, shrubs, and groundcover, as well as a fully automatic comprehensive watering system. Landscaped areas are to be kept free of litter and diseased or dead plants. Diseased, dead, damaged and/or disfigured plants shall be replaced as deemed necessary by the Planning Department. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. All installation of landscaping and irrigation shall be completed prior to issuance of a certificate of occupancy. j. Comply with Design Review Guidelines. k. This approval shall become null and void if building permit is not obtained within one (1) year of the date of this approval. ZACase Files\TENTATIVE PARCEL MAP1.20161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)\PC 11.28.171Staff Report.doc TPM 74787 I VAR 16-19 I SD 17-14, 17-15 and 17-50 845 Sunkist Avenue November 28, 2017 - Page 14 PREPARED BY: Christine Delosttinos Assistant Planner REVIEWED AND APPROVED: JeTN6derson, AICP PYanning Director Attachments: Attachment I — Mitigated Negative Declaration Resolution Attachment 2 — Tentative Parcel Map Resolution Attachment 3— Variance Resolution Attachment 4 — Initial Study/Mitigated Negative Declaration (Available for review by the public at the Library, Police Department, City's Website- Planning Department Page) Attachment 5 — Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)\PC 11.28.17\Staff Report.doc ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CERTIFYING THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR TENTATIVE PARCEL MAP NO. 74787, AND VARIANCE NO. 16-19, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Rick Fujimoto LOCATION: 845 S. Sunkist Avenue (APN: 8468-003-001) WHEREAS, there was filed with this City verified applications on forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code requesting the approval of a tentative parcel map and variance to subdivide a 26,650-square foot site into three single-family lots on that certain property described as, on those certain properties generally described as: Assessor Parcel No. 8468-003-001, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 28th day of November, 2017, conduct a duly advertised public hearing as prescribed by law to consider said application. 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 ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SER)1PC 11.28.171Neg Dec Reso.doc Planning Commission Resolution No. Mitigated Negative Declaration for TPM 74787, VAR 16-19 November 28, 2017 — Page 2 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. 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 Commission 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 should 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. ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171Neg Dec Reso.doe Planning Commission Resolution No. Mitigated Negative Declaration for TPM 74787, VAR 16-19 November 28, 2017 — Page 3 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 28 th day of November, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: November 28, 2019 Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:\Case Files\TENTATIVE PARCEL MAP12016VITM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171-Neg Dec Reso.doc EXHIBIT A • 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 MMRP 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. Tentative Parcel Map 74787 City of West Covina initial tuay/ mitigatea IN egative Declaration tLui •:* MITIGATION MONITORING & REPORTING PROGRAM *.:* MITIGATION MONITORING AND REPORTING PROGRAM TOPICAL AREA IMPACT MITIGATION MEASURE RESPONSIBLE! MONITORING PARTY ACTION 1. ENFORCEMENT AGENCY 2. MONITORING AGENCY 3. MONITORING PHASE BIOLOGICAL RESOURCES Removal of existing mature trees could potentially impact nesting birds protected by the Migratory Bird Treaty Act and the California Fish and Game Code. B10-1 Proposed project construction activities shall avoid the general bird breeding season (typically January through July for raptors and February through August for other avian species), if feasible. If breeding season avoidance is not feasible, a qualified biologist shall conduct a preconstruction nesting bird survey to determine the presence/absence, location, and status of any active nests on or adjacent to the project site. To avoid the destruction of active nests and to protect the reproductive success of birds protected by the Migratory Bird Treaty Act (MBTA) and the California Fish and Game Code (FGC), nesting bird surveys shall be performed twice per week during the three weeks prior to scheduled project construction activities. In the event that active nests are discovered, a suitable buffer (distance to be determined by the biologist or overriding agencies) shall be established around such active nests and no construction within the buffer allowed until the biologist has determined that the nest is no longer active (i.e., the nestlings have fledged and are no longer reliant on the nest). No project-related activities shall occur within this buffer until the biologist has confirmed that breeding/nesting is complete and the young have fledged the nest Applicant Field Verification 1. City of West Covina 2. City of West Covina Planning Director 3. Prior to and during Construction CULTURAL RESOURCES Ground disturbing construction activities might affect archaeological resources. CUL-1 If archaeological resources are encountered during project construction, all construction activities in the immediate vicinity of the find must halt until an archaeologist certified by the Society of Professional Archaeologists examines the site, identifies the archaeological significance of the find, and recommends a course of action. Construction cannot resume until the site archaeologist states in writing that the proposed construction activities will not damage significant archaeological resources. Applicant Field Verification 1. City of West Covina 2. City of West Covina Planning Department 3. During ground-disturbing activities Ground disturbing construction activities might affect paleontological resources. CUL-2 If paleontological resources are encountered during project construction, all construction activities in the immediate vicinity of the find must halt until a professional paleontologist examines the site, identifies the paleontological significance of the find, and recommends a course of action. Construction cannot resume until the site paleontologist states in writing that the proposed construction activities will not damage significant paleontological resources. Applicant Field Verification 1. City of West Covina 2. City of West Covina Planning Department 3. During ground-disturbing activities Tentative Parcel Map 74787 City of West Covina Initial Study/Mitigated Negative Declaration November 2017 •:• MITIGATION MONITORING & REPORTING PROGRAM t*.* TOPICAL AREA IMPACT MITIGATION MEASURE RESPONSIBLE/ MONITORING PARTY ACTION 1. ENFORCEMENT AGENCY 2. MONITORING AGENCY 3. MONITORING PHASE HYDROLOGY AND WATER QUALITY Construction activities could adversely affect water quality, HYD-1 Leaks, drips, and spills during construction shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. Contractor (s) Field Verification 1. City of West Covina 2. City of West Covina Public Works Department 3. During Construction Construction of the proposed project could adversely affect water quality, HYD-2 Trash dumpsters shall be covered and maintained throughout all construction activities. Uncovered dumpsters shall be placed under a roof or covered with tarps or plastic sheeting. Contractor(s) Contraor(s) Field Verification 1. City of West Covina 2. City of West Covina Public Works Department 3. During Construction Construction of the proposed project could adversely affect water quality. HYD-3 All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off-site. Drip pans or drop cloths shall be used to catch drips and spills. Co ntractor(s) Field Verification 1. City of West Covina 2. City of West Covina Public Works Department 3. During Construction NOISE Construction of the proposed project could create temporary noise impacts. NOT-1 All construction activities shall be limited to between the hours of 7:00 AM and 8:00 PM daily. Construction activities shall not be permitted between the hours of 8:00 PM and 7:00 AM or on Sundays or any federal holidays. Contractor(s) Time restrictions to be noted in Construction Plans; Field Verification 1. City of West Covina 2. City of West Covina Building Official 3. Plan check and Construction Tentative Parcel Map 74787 City of West Covina Initial Study/Mitigated Negative Declaration November 2017 MITIGATION MONITORING & REPORTING PROGRAM TOPICAL AREA IMPACT MITIGATION MEASURE 4 RMEOSPNOITNOSZNLEG/ PARTY MONITORING ACTION 1. ENFORCEMENT AGENCY 2. MONITORING AGENCY 3. MONITORING PHASE Construction of the proposed project could create temporary noise impacts. NOI-2 Prior to the issuance of construction permits, a noise mitigation plan must be submitted verifying that compliance with the following measures would reduce construction noise to within the allowable levels of 80 dBA for residential uses between the hours of 7:00 AM and 8:00 PM daily. Should construction noise exceed allowable levels after implementation of the following measures, the use of sound curtains or other noise barriers shall be required. The noise mitigation plan shall identify the type and location of sound curtains or other noise barriers to be utilized to reduce construction noise to an allowable levels. The noise mitigation plan shall include, but may not be limited to, the following: • Stationary construction noise sources such as generators or pumps must be located at least 100 feet from sensitive land uses, as feasible, or at maximum distance when necessary to complete work near sensitive land uses. • Construction staging areas must be located as far from noise-sensitive land uses as feasible. • Throughout construction, the contractor shall ensure all construction equipment is equipped with included noise-attenuating devices and properly maintained. • Idling equipment must be turned off when not in use. • Equipment must be maintained so that vehicles and their loads are secured against rattling and banging. Contractor(s) Construction noise control plan to be submitted for City approval prior to issuance of building permits; Field Verification 1. City of West Covina 2. City of West Covina Building Official 3. During plan check and construction The proposed homes could be exposed to exterior noise sources, such as the I-10 Freeway, that would result in exceedances of the City's interior and exterior noise compatibility standards. NOI-3 A detailed acoustical analysis of the project shall be completed by a qualified acoustical consultant and submitted with building plans as part of the City's plan check and building permit process to define the exact sound attenuation required such that the interior noise level standards established by the City and the State are satisfied. The acoustical analysis is required to verify that the proposed homes are designed with sufficient acoustical shielding to mitigate the effects of exterior noise sufficient to meet the interior standard of no more than 45 dBA and to reduce exterior noise at usable outdoor spaces to no more than 60 dBA CNEL. Applicant Acoustical analysis to be submitted for approval 1. City of West Covina 2. City of West Covina Building Official 3. Prior to issuance of a building permit for each lot Construction of the proposed project may create temporary ground vibration impacts. NOI-4 The project applicant shall submit a construction period vibration control plan to document the manner in which construction-related ground vibrations would not exceed the City's perception threshold of 0.1 inch per second at any property line abutting a residential land use. Contractor(s) Vibration control plan to be submitted prior to issuance of building permits; field verification 1. City of West Covina 2. City of West Covina Building Official 3• Plan check and construction Tentative Parcel Map 74787 City of West Covina Initial Study/Mitigated Negative Declaration November 2017 ATTACHMENT NO. 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 74787 TENTATIVE PARCEL MAP NO. 74787 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Rick Fujimoto LOCATION: 845 S. Sunkist Avenue (APN 8468-003-001) 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 tentative parcel map to subdivide a .61-acre site into three single-family lots on that certain property described as: Assessor Parcel No. 8468-003-001, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 28 th day of November, 2017, conduct a duly advertised public hearing as prescribed by law to consider said application; and WHEREAS, concurrent with this application, a variance has been requested to allow the creation of parcels that vary from the requirements of the Municipal Code with relation to lot depth; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of a tentative parcel map to subdivide a .61 -acre residentially zoned parcel into three lots as follows: Parcel 1 (8,500 sq. ft.), Parcel 2 (8500 sq. ft.), and Parcel 3 (9,650 sq. ft.). The property is located in Area District I. 2. Appropriate findings for approval of a tentative parcel map are as follows: a. That the proposed map is consistent with applicable general and specific plans. igneotiles\TENTATIVE PARCEL MAP\201 WPM NO. 74787 845 S Sunkist Avenue (3 New SFRYPC 11.28.171'PM Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 2017 - Page 2 b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. c. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat. f. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public for access through or use of property within the proposed subdivision. 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, for Tentative Parcel Map No. 74787, the Planning Commission makes the following findings: a. The proposed map is consistent with the "Neighborhood Low" land use designation of the West Covina General Plan in that the proposed residential project results in the development of residences at a density of 5.1 dwelling units per acre (overall). The "Neighborhood Low" designation allows densities of up to 8.0 dwelling units per acre. b. The proposed design results in three lots, each of which meets the requirements of the Municipal Code for "Single-Family Residential" (R-1), Area District I Zone with the exception of lot depth. Future improvements of the lots will be subject to the regulations of the West Covina General Plan and Municipal Code. c. The site consists of a 26,650-square foot lot surrounded by residential homes on three sides and the 10 Freeway to the north side. Adequate provisions have been incorporated into the design to accommodate the required development standards ZACase Files\TENTAT1VE PARCEL MAP1201611TM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171TPM Reso.doe Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 2017 - Page 3 for single-family houses. The site has access from West Garvey Avenue South (Parcel 1 and 2) and South Sunkist Avenue (Parcels 3). d. The proposed subdivision design results in three lots, each of which contains at least 100 to 119 feet of street frontage with adequate automobile access. There are no known topographical or biological constraints to development. Thus there are no physical constraints to development of the site, which can readily support residential development at the proposed density level. e. The site consists of a 26,650-square foot parcel that is currently vacant with no trees. There are no known endangered, threatened or rare species or habitats, or designated natural communities, wetlands habitat, or wildlife dispersal or migration corridors present on site. f. The proposed map and improvements will have access to a public sanitary sewer system for the removal and disposal of wastewater, and to other necessary utility services. The site will be developed in accordance with the standards of the Public Works Department, the Municipal Code, the Uniform Building Code and other applicable requirements. g. There are no known easements on the property that would be affected by implementation of the proposed project. Access to the site will be provided via West Garvey Avenue South (Parcel 1 and 2) and South Sunkist Avenue (Parcel 3). 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the tentative parcel map is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. 3. That the tentative parcel map 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 and tree removal permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. ZACase Files\TENTATIVE PARCEL MAP120161TPM NO, 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.17\TPM Reso.doc Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 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 pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Tentative Parcel Map No. 74787 is approved, subject to the following conditions: a. Comply with tentative parcel map reviewed by the Planning Commission on November 28, 2017. b. Comply with the development standards of "Single-Family Residential" (R-1) Zone, Area District I and all applicable provisions of the West Covina Municipal Code. c. Prior to the issuance of building permits, the applicant shall submit a detailed wall and fencing plan to the Planning Director for review and approval. Fences and/or walls shall be constructed around all properties, as determined by the Planning Director. Said plan shall indicate the locations for all fences and walls, and shall further indicate the height, materials, and colors for all fences and walls. Perimeter block walls (retaining walls) shall be constructed of a decorative material, such as slumpstone or split-face block. The wall and fencing plan shall include the location, design and materials. Wood fences shall include steel posts for maintenance purposes. No retaining walls were proposed or approved as part of this approval. d. The houses on the properties shall be constructed as approved by the Planning Commission and Subcommittee for Design Review on November 28, 2017, unless alternative plans are submitted and processed as required by the West Covina Municipal Code. e. That any proposed change to the approved tentative parcel map shall be reviewed by the Planning, Public Works, Fire and Police Departments, and the written authorization of the Planning Director shall be obtained prior to implementation. f. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy. All relocated on-site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. (WCMC 23-273). g. Recordation of Final Parcel Map with the Los Angeles County Recorder shall be required prior to issuance of building permits. h. The residential new development shall comply with the Development Impact Fees (Ordinance No. 2286 and Resolution No. 2015-81). Development Impact Fees for ZACase Files\TENTAT1VE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)IPC 11.28.17ITPM Reso.doc Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 2017 - Page 5 residential development shall be paid for additional units in compliance with the Municipal Code and adopted fees, estimated at $1,746 per unit. i. Prior to the issuance of building permits, a detailed landscape and irrigation plan in compliance with AB 1881 and Executive Order B-29-15 shall be submitted to and approved by the Planning Department for all planted areas to be affected by project. Said plan shall include type, size, and quantity of landscaping materials to include a combination of trees, shrubs, and groundcover, as well as a fully automatic comprehensive watering system. Landscaped areas are to be kept free of litter and diseased or dead plants. Diseased, dead, damaged and/or disfigured plants shall be replaced as deemed necessary by the Planning Department. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. All installation of landscaping and irrigation shall be completed prior to issuance of a certificate of occupancy. j. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 - Subdivisions. k. 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. 1. The applicant shall sign an affidavit accepting all conditions of this approval. m. This Tentative Parcel Map approval shall become null and void if building permit is not obtained within two (2) years of the date of this approval. n. All outstanding fees and any required development impact fees shall be paid prior to the issuance of a building permit. o. 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. p. Comply with the mitigation measures as outlined in the Initial Study/Environmental Assessment dated August 2017. q. Building Division Requirements: ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171TM Reso.doe Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 2017 - Page 6 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Building design shall comply with 2016 California Residential Code for single- family occupancy. 3. Separate application(s), plan cheek(s), and permit(s) is/are required for: 4. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) • Plumbing • Mechanical • Electrical 5. Complete structural plans with calculations by State licensed engineer or architect will be required. Submit design for review at formal plans review. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 7. Compliance to California Green Building Code will be required. Submit design for review at fotmal plans review. 8. 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. 9. All new on-site utility service lines shall be placed underground. All relocated on-site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. WCMC 23- 273. 10. Provide fire sprinklers complying with CBC § 903.3.1 for the following projects: • In all new one/two family homes and townhomes of R3 occupancy. CRC § R 313.1 and 313.2. Engineering Division Requirements: 1. Comply with all conditions contained in Planning Commission Resolution No. 567. Which outlined the requirements of grading, street improvement, exterior ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SER)1PC 11.28.171IPM Reso.doe Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 2017 - Page 7 lighting, water supply, all bonds, trees, landscaping, drainage, and building related improvements, etc. 2. Sanitary sewers shall be provided to each "lot" in compliance with Municipal Code Chapter 23, Article 2, and to the satisfaction of the City Engineer. 3. The required street improvements shall include those portions of Garvey Avenue South and Sunkist Avenue contiguous to subject property to include: • Remove and reconstruct existing driveway approaches shall be removed and reconstructed to meet current ADA requirements. • Repair all damaged curbs, gutters and sidewalks. 4. A five foot required irrevocable offer of dedication for street and highway purposes shall include for that portion of Garvey Avenue South contiguous to subject property be recorded in the Office of the Los Angeles County Recorder prior to the issuance of any Building Permits and/or Engineering Permits. 5. Five-foot wide sidewalks with trees in tree wells shall be constructed along Garvey Avenue South adjacent to curb. Irrigation to street trees must be provided 6. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 7. Prior to issuance of Building Permit, all of the following requirements shall be satisfied: • 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. • 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. 8. The proposed subdivision shall conform to Subdivision Mao Act and the West Covina Municipal Code Chapter 20 - Subdivisions. nease Files\TENTATIVE PARCEL MAP 120161IPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171TPM Reso.doc Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 2017 - Page 8 9. 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 Stomiwater/Urban Run-off Pollution control. 10. A park dedication in-lieu fee shall be paid to the City of West Covina prior to issuance of a Building Permit pursuant to Section 20-40 of the Municipal Code. The estimated park fee is $32,850 (438 x 3 lots x $25 -unit price of a developed lot). 11. Conduct sewer capacity study of existing sewer facilities to serve proposed development s. Fire Depai tiiient Requirements: 1. NFPA 13D/13R113 fire sprinkler system. 2. New fire flow test required. 3. Required fire flow of 1000 GPM at 20 psi for 2 hours. 4. Provide/ensure 1 fire hydrant within 250 feet of property line. 5. Hard-wired smoke detectors with battery back-up. 6. Carbon monoxide detectors required. 7. One-hour constructed required between homes and attached garages. A solid core, 20-minute-rated door assembly, with self-closing hardware, is required for doors between home interior and attached garages 8. Please be advised that additional Fire Department requirements may be applicable to this project. Please contact Fire Administration at (626) 939-8824. ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171TPM Reso.doe Planning Commission Resolution No. Tentative Parcel Map No. 74787 November 28, 2017 - Page 9 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 28 th day of November, 2017, by the following AYES: NOES: ABSENT: ABSTAIN: DATE: November 28, 2017 EXPIRATION DATE: November 28, 2019, if not used Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:\Case Files\TENTATIVE PARCEL MAP 120161TPM NO, 74787 845 S Sunkist Avenue (3 New SFR)1PC 11.28.171TM Reso.cioc ATTACHMENT NO. 3 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING VARIANCE NO. 16-19 VARIANCE NO. 16-19 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Rick Fujimoto LOCATION: 845 S. Sunkist Avenue (APN 8468-003-001) 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 variance for A reduction in lot depth requirements for two lots on that certain property generally described as follows: Assessor Parcel No. 8468-003-001, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 28 t1 day November, 2017, conduct a duly advertised public hearing as prescribed by law to consider said application; and WHEREAS, a tentative parcel map has been submitted for the subdivision of the site into three single-family residential lots; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The Zoning Code requires a minimum lot depth of 105 feet. Parcel 1 proposes a lot depth of 85 feet and Parcel 2 proposes a lot depth of 85 feet. 2. Appropriate findings for approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. Z:\Case Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SER)1PC 11.28.17\1/AR Reso.doc Planning Commission Resolution No. Variance No. 16-19 845 South Sunkist Avenue November 28, 2017 - Page 2 b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. c. That granting such variance will not be materially detrimental to the public welfare or injurious to property or improvements in such vicinity and zone in which property is located. d. That granting such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 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 basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. While one of the lots is in compliance with all development standards, two of the proposed lots do not comply with the minimum depth standards (105 feet) of the Municipal Code for lots located in Area District I of the "Single-Family Residential" (R-1) Zone. The lots comply with the minimum lot size standard of 7,500 square feet for lots located in Area District I. The proposed subdivision will consists of lot depths of 85 feet for Parcel 1, 85 feet for Parcel 2, and 119 feet for Parcel 3. The applicant is therefore requesting a variance from lot depth standards of 20 feet for Parcels 1 and 2 where a 105-foot lot depth is required. The property in question is a remnant parcel that was left over as a result of the construction of the San Bernardino Freeway, is located on a corner lot with an existing lot width and depth, and is larger than other residential lots in the vicinity. The existing lot is rectangular in shape, the proposed three-lot subdivision will allow for the lots to be consistent in rectangular shape as the neighboring lots. The lot depths allow the proposed houses to meet setback requirements while maintaining minimum lot size and width requirements for Area District I. It is common in the area of the subject property for lots along east-west streets for the lots to be smaller than the average lot size for the large lots. The lots along Mossberg Avenue, Elder Street, Sherway Street, Leewood Street and Merced Avenue include smaller lot sizes and lot depths that the average for large lots. Therefore, Z:\Cuse Files\TENTATIVE PARCEL MAP 120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)\PC 11.28.17WAR Reso.doc Planning Commission Resolution No. Variance No. 16-19 845 South Sunkist Avenue November 28, 2017 - Page 3 there are extraordinary circumstances based on the shape and existing conditions of the existing lot. b. The proposed lot depths will allow the development of otherwise conforming lots to be subdivided in compliance with the required lot sizes, width sizes, and setback requirements, and preserve the enjoyment of substantial property rights possessed by other property in the same vicinity and zone with regularly-shaped rectangular lots. Lot sizes in the vicinity range from 3,854 square feet to 16,373 square feet, Other lots in the vicinity along east-west streets have been subdivided with less than the required lot depth including 2102 Elder Street, 2020 Elder Street, 2025 Elder Street and 1814 West Garvey Avenue South. The proposed lots are consistent with the Municipal Code requirement and with some existing lots in the vicinity. c. The project has been designed in accordance with the requirements of the Public Works Department and Fire Department and is not expected to endanger the public peace, health, safety or general welfare. The project is not expected to adversely affect property or improvements in the project vicinity. d. The approved project with three single-family residential lots is consistent with the site's General Plan designation of "Neighborhood Low" and the allowed density of up to 8-units per acre. 2. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 16-19 is approved subject to provisions of the West Covina Municipal Code, provided physical development of the herein described property shall conform to said plan and conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and violation of any of which shall be grounds for revocation of said variance by the Planning Commission or City Council. 3. That the variance shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has tiled at the office of the Planning Department his affidavit stating he is aware of, and accepts, all conditions of this variance as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with processing this application pursuant to City Council Resolution No. 8690. 4. Costs and expenses of enforcement activities, including, but not limited to attorneys' fees, caused by applicant violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by applicant. Z:\Case Files\TENTAT1VE PARCEL MAP1.20161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)IPC 11.28.17WAR Reso.doe Planning Commission Resolution No, Variance No. 16-19 845 South Sunkist Avenue November 28, 2017 - Page 4 5. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 16-19 is approved as follows, subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on November 28, 2017. b. Comply with all other sections of the Municipal Code. c. The variance is for a reduction in lot width as indicated below. 1. Parcel 1 is approved for a lot depth of 85 feet. 2. Parcel 2 is approved for a lot depth of 85 feet. d. The approval of the variance is to deviate from listed development standards only to the extent indicated herein and as further reflected on approved plans and no further. Further and/or additional deviations from stated development standards - may only be approved by means of a separate variance. e. 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. Comply with the mitigation measures as outlined in the Initial Study/Environmental Assessment dated August 2017. Z:\Case Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)IPC 11.28.17\1/AR Reso.doc Planning Commission Resolution No. Variance No. 16-19 845 South Sunkist Avenue November 28, 2017 - Page 5 I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 28 th day of November, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: November 28, 2017 EXPIRATION DATE: November 28, 2019, if not used Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\TENTATIVE PARCEL MAP120161TPM NO. 74787 845 S Sunkist Avenue (3 New SFR)PC 11,28,17WAR Reso.cloe City of West Covina Memorandum AGENDA ITEM NO. 4 DATE: November 28,2017 TO: Planning Commission FROM: Planning Department SUBJECT: STUDY SESSION — INITIATION OF CODE AMENDMENT Downtown Plan Revisions The City Council adopted the Downtown Plan in conjunction with the General Plan on December 20, 2017. The Downtown Plan is a form-based code which regulates development in the Downtown (formerly central business district) area. The Downtown Plan was created during the General Plan update and multiple study sessions were held with the Planning Commission and City Council to review the standards. At the time of adoption, there was an expectation that modifications might be necessary after the first year to address any issues that were not foreseen when the Downtown Plan was reviewed and adopted. Standards to be Reviewed Since the adoption of the Downtown Plan, staff has made notations of issues as they were discovered. Over that time period, staff has worked with two applicants on projects utilizing the Downtown Plan, one hospital and one multi-family housing project. In both cases, concerns with the standards were brought to light. Staff will be presenting the following standards for consideration. • Nonconforming expiration time of 2 years. • Outdoor Dining approval process. • Hospital building height allowance. • Building height within 100 feet of single family properties. • Zoning designations and allowed building types. • Downtown Plan parking requirement application. • Parking requirements for Glendora Shops. • Additional signs for pedestrian-oriented urban areas. • Minor modification permits. • Standards for Special Exceptions. • Evaluation of the List of Permitted Land Uses. Z:\Case FilesICODE AMEND120 I 71Downtown PlanUnitiation.PC.11.28,171CodeArndinitiationSR.doc Initiation of Code Amendment — Downtown Plan November 28, 2017 - Page 2 If initiated by the Planning Commission, staff would follow up with a study session to discuss the issues and recommended revisions to the Downtown Plan. Currently staff is processing a code amendment for Entitlement Processing (Code Amendment No. 14-05). The City Attorney's office is reviewing the code language and it is expected to be presented to the Planning Commission at a public hearing in the near future. Some of the revisions included in the Entitlement Processing code amendment overlap with recommended modifications to the Downtown Plan. CONCLUSION The Zoning Code states that code amendments are initiated by a resolution of the City Council or by the Planning Commission. A resolution to initiate the code amendment has been provided to allow the Commission to take action. Code Amendments for the Zoning Code require a public hearing by the Planning Commission and the City Council for consideration. Additional code amendments that have been initiated include temporary signs, wireless telecommunications in the right-of-way, and readerboard signs. It is staff's intention to prioritize the Downtown Plan code amendment. RECOMMENDATION If the Planning Commission determines that it is appropriate, adopt a resolution to initiate a code amendment to consider revisions to the Downtown Plan. .fflnderson, AICP Planning Director Attachments: Attachment No. 1 — Initiation Resolution ZACase Files\CODE AMEND120171Downtown PlanlInitiation.PC.11.28.171CodeAmdinitiationSR.doc ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, INITIATING CODE AMENDMENT NO. 17-02 RELATED TO REVISIONS TO THE DOWNTOWN PLAN IN THE CITY OF WEST COVINA WHEREAS, on November 28, 2017, the Planning Commission considered the initiation of a code amendment related to the Downtown Plan in the City of West Covina; and WHEREAS, the studies and investigations made by the Planning Commission reveal the following facts: 1. The Downtown Plan was adopted on December 20, 2016 as the first form-based code utilized in the City of West Covina. The Downtown Plan is Article XV of the West Covina Municipal Code. 2. The Downtown Plan was adopted to encourage urban development and provide clear direction to the development community. 3. Based on utilization of the Downtown Plan, there are standards that should be evaluated for consistency and ease of use by the general public. 4. The proposed action is considered to be exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA Guidelines, in that the proposed action consists of a code amendment, which does not have the potential for causing a significant effect on the environment. NOW, THEREFORE, BE IT RESOLVED, 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 Code Amendment No. 17-02 related to the Downtown Plan in the City of West Covina. Z:\Case Files\CODE AMEND120 I 71Downtown Plan \Initiation.PC.1 1.28.1711nidate Reso.doc Resolution No. 17- Code Amendment No. 17-02 November 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 28 th day of November, 2017, by the following vote. AYES: NOES: ABSTAIN: ABSENT: DATE: November 28, 2017 Don Holtz, Chairman Planning Commission Jeff Anderson, Secretary Planning Commission ZACase Files\CODE AMEND120171Downtown Plathinitiation,PC, I 1.28.171Initiate Reso.doc AGENDA NO. 5. a. DATE: November 28, 2017 FORTHCOMING PLANNING COMMISSION HEARINGS December 12, 2017 A. CONSENT CALENDAR None B. PUBLIC HEARINGS (1) CONDITIONAL USE PERMIT NO. 17-14 TUTORING FACILITY APPLICANT: LOCATION: (2) CONDITIONAL USE PERMT NO. 17-15 WIRELESS WATER TOWER APPLICANT: LOCATION: Qian Qian Hao — Pumpkin Treasure 1424 South Azusa Avenue Dave Kazner, Smartlink for AT&T Wireless 1227 South Orange Avenue (Hurst Ranch) (3) VARIANCE NO. 17-09, ADMINISTRATIVE USE PERMIT NO. 17-32 ACCESSORY HABITABLE QUARTERS APPLICANT: Reza Nasrollahy LOCATION: 1852 East Walnut Creek Parkway (4) CONDITIONAL USE PERMIT NO. 17-18, ADMINISTRATIVE USE PERMIT NO. 17- 34, PLANNING DIRECTOR'S MODIFICATION NO. 17-71, ADMINISTRATIVE REVIEW NO. 17-02 RESTAURANT REMODEL AND LIVE ENTERTAINMENT APPLICANT: West Covina Restaurant Group LOCATION: 1129 West Covina Parkway (5) CODE AMENDMENT NO. 14-05 ENTITLEMENT PROCESSING APPLICANT: LOCATION: City of West Covina Citywide 11 Storagellplandata\PLANCOM1FORTHCOMING12017 Forthcoming\ 12,12.17 forthcoming.doc Forthcoming Planning Commission Hearings November 28, 2017 - Page 2 C. NON-HEARING ITEMS (6) INITIATION OF CODE AMENDMENT ACCESSORY DWELLING UNITS (7) STUDY SESSION APPROVED VARIANCES - 2017 December 26, 2017 No meeting — Happy Holidays! January 9, 2018 A, CONSENT CALENDAR None B. PUBLIC HEARINGS None C. NON-HEARING ITEMS None 11Storage1\plandata\PLANCOM\FORTHCOMING12017 Forthcoming\ 12.12.17 forthcoming.doc AGENDA NO. 5. b. DATE: November 28, 2017 WEST COVINA PLANNING COMMISSION SUBCOMMITTEE DESIGN REVIEW BOARD PLANNING CONFERENCE ROOM — ROOM 208 REGULAR MEETING Tuesday, November 14, 2017 6:23 p.m. MINUTES I. ROLL CALL Present: Castellanos, Heng Absent: None City Staff Present: C. Delostrinos 2. APPROVAL OF MINUTES September 26, 2017 AYES: CASTELLANOS, HENG NOES: NONE ABSTAIN: NONE ABSENT: NONE 3. OTHER MATTERS OR ORAL COMMUNICATIONS NONE 4. REVIEW ITEMS (A) APPLICANT: LOCATION: PROPOSAL: Ricardo Maciel 2421 E. Rio Verde Drive SD No. 17-70; the applicant is proposing to construct a 346- square foot addition to the east elevation of the existing single-family residence. The addition will allow for a new den area and laundry room. The addition will be architecturally consistent and maintain materials similar to the existing residence. Motion by Castellanos seconded by Heng that the proposed addition is in accordance with the Subcommittee Design Review Board Guidelines. Z:\PLANCOMISubcommittee.DesignReview120 I 7IMINUTES 1.14.1 7.docx Subcommittee Design Review Board Agenda Page 2 — November 14, 2017 (B) APPLICANT: LOCATION: PROPOSAL: John Wu 2835 Muir Woods Court SD No. 16-93 (AUP NO. 16-76); the applicant is proposing to construct a 460- square foot addition on the first-story to allow for a new 'theatre room: Additionally, the applicant is proposing to construct a 247- square foot balcony addition to an existing 90- square foot balcony that is 9 feet in height for a total balcony size of 360 square feet located at the rear of the home. The balcony will be accessed through a spiral staircase located at the rear of the residence. Staff recommends as a condition of approval that the access through the study shall be a sliding door or a double-French door. 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 for Administrative Use Permit No. 16- 76. The Subcommittee for Design Review will be notified regarding the status of the project upon completion of the public notice period. (C) APPLICANT: LOCATION: PROPOSAL: Steve CY Wu 734 S Donna Beth Avenue SD No. 17-68 (AUP 17-33); the applicant is proposing to construct a new 640-square-foot detached accessory habitable quarter (AHQ) as well as a 219-square-foot garage to the rear of the property. The proposed AHQ will consist of one bedroom, one living room, and one bathroom. It will be accessed through a front door at the south elevation of the AHQ and a single door connecting the living room and proposed garage. There will also be a man door at the north side of the garage. 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 for Administrative Use Permit No. 17- 33. The Subcommittee for Design Review will be notified regarding the status of the project upon completion of the public notice period. ZAPLANCOM\Sobcommittee.Designfieview120171MINUTES111.14.17.docx Subcommittee Design Review Board Agenda Page 3 — November 14, 2017 (D) APPLICANT: LOCATION: PROPOSAL: Sherry Shi 617 Almirante Drive SD No. 17-69 (AUP NO. 17-36); The applicant is requesting the approval of an administrative use permit to convert the existing 1,104-square foot basement of an existing single family residence to a bedroom, two bathrooms, entertainment room, and a storage room. The applicant is not proposing to add square footage or height to the existing building. 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 for Administrative Use Permit No. 17- 36. 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 6:38 p.m. ZAPLANCOM\Subcommittee.DcsignReview120171MINUTES111,14.17,docx AGENDA NO. 5.c. DATE: November 28, 2017 1 November 2017 Planning Commission Project Status Report Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Bldg. Permit Issued Construction Status PDMod 17- 39, AUP 17- 23 711 N Azusa Ave Building Remodel & On-Sale ABC 10/24/2017 V 17-5 2934 W Garvey Ave S Number of Wall Signs 10/24/2017 AUP 17-11 1212 Inspiration Pt Balcony 10/10/2017 V 17-07 2016 E Garvey Ave S Wall Height 0/10/2017 11/13/2017 CUP 17-17, AUP 17-31 2831 Skyview Ln Single Family House 09/26/2017 —I CUP 16-12, V 16-20, TRP 1400 West 17-03 Covina Pkwy Assisted Living Facility 09/26/2017 CUP 17-09, 339 N Azusa PDMod 17-18 Ave Trade School 09/12/2017 08/22/2017 11/14/2017 11/14/2017 PP 16-02, 1360 W Garvey AUP 17-26 Ave S New Bakery and Café 09/12/2017 04/26/2017 1000 & 1050 PDMod 17-17 Lakes Dr Adding Compact Parking 08/22/2017 Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Bldg. Permit Issued Construction Status V 17-04 2223 San Bernardino Rd Landscape Coverage 08/22/2017 Nearing Completion CUP 17-13, AUP 17-19 1203 Inspiration Pt Addition to Single-Family House 08/22/2017 10/03/2017 1/06/2017 11/06/2017 PP 17-03, V 17-03 2539 E Garvey N Site Remodel 08/22/2017 PDMod 14-05 501 S Vincent Ave Building Facade Remode 08/08/2017 08/28/2017 PDMod 17-03 1100 West Covina Pkwy Sizzler Remodel 08/08/2017 CUP 17-07 421 S Glendora Ave Tattooing Studio 08/08/2017 08/28/2017 CUP 17-11 1200 Lakes Drive Off-Sale ABC 07/25/2017 CUP 14-15 1455 Queen Summit Addition to Single-Family House 07/11/2017 08/23/2017 TPM 73142, CUP 17-05 & 17-05, AUP 16-16 & 16- 54 524 Barranca Street 2-Lot Subdivision (524 S Barranca & 3017 E Cortez) 06/13/2017 10/19/2017 AUP 17-07 539 N Azusa Ave Martial Arts Studio 05/09/2017 AUP 17-02 3660 S Nogales St J#A Dance Studio 04/25/2017 05/22/2017 09/21/2017 Under Construction Project # Address PC Description of Project Approved 1 PD Mod Plan Check Submittal Plan Check Approval Bldg. Permit Issued Construction Status CUP 16-14, AUP 16-41 3017 Hillside Dr Large Home 04/11/2017 08/30/2017 TPM 74133, V 16-08 2222 W Garvey Ave 3-Lot Subdivision (2250 W Garvey, 1035 S Willow, 1039 S Willow) 03/28/2017 07/31/2017 CUP 17-01, AUP 16-56 1321 Silverbirch Addition to Single-Family House 03/14/2017 04/18/2017 07/19/2017 07/19/20171 CUP 16-13 3201 E Cameron Ave Replace Building at Water Facility 03/14/2017 07/05/2017 11/08/2017 PDMod 16-36 3030 E Garvery Ave S Remodel McDona d's 02/28/2017 12/12/2016 05/03/2017 06128/2017 Nearing Completion AUP 16-23 223 N Leland Ave MUSE & 2nd Story 01/24/2017 03/22/2017 PP 16-06, CUP 16-11 440 S Vincent Ave Del Taco with Drive-Through 12/13/2016 12/15/2016 06/27/2017 06/27/2017 Under Construction AUP 16-44 2730 Vanderhoof 1,361 sf Detached Garage 12/13/2016 03/06/2017 06/12/2017 06/12/2017 Under Construction AUP 16-19 1117 S Serena Dr Retaining Wall 10/ /2016 04/13/2017 06/13/2017 06/13/2017 AUP 16-10 619 N Toland Ave Addition to Single-Family House 10/11/2016 01/03/2017 04/06/2017 04/06/2017 Under Construction CUP 15-19, V 16-07 934 West Covina Pkwy Rero's Burritos 09/13/2016 02/01/2017 02/01/2017 02/01/2017 PP 16-03, CUP 16-05, V 16-03 801 S Glendora Ave Remodel Service Station 08/23/2016 12/05/2016 07/05/2017 07/05/2017 Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Bldg. Permit Issued Construction Status CUP 16-03, AUP 16-22, V Freestanding Readerboard 16-04 112 Plaza Dr Sign 08/23/2016 12/20/2017 12/20/2017 01/19/2017 Under Construction 927 S Van Horn Addition to Single-Family AUP 15-43 Ave House 07/26/2016 09/07/2016 11/04/2016 1/04/2016 Under Construction PP 16-01, CUP 16-01 101 S Azusa Ave Tacos El Gavilan 06/14/2016 08/09/2016 05/03/2017 05/03/2017 Under Construction Subcommitte e for Design 916 E Michelle Remodel & addition to Single- 15-46 St Family House 05/10/2016 06/09/2016 09/07/2016 09107/2016 Under Construction CUP 15-20, AUP 15-36 100 Buckboard Cir Addition to Single-Family House 04/26/2016 09/22/2016 04/25/2017 05/01/2017 2934 E Garvey 03/08/2016 PDMod 15-51 Ave S Remodel Exterior of Building & 8/23/2016 08/30/2016 ._. 08/30/2016 08/31/2016 Under Construction PDMod 06-02 (CUP 05-13 1042 East Conversion of garage to Convert garage & V 05-05) Idahome Street Second Unit 02/23/2016 back by 2/23/17 835 W Construction of SEEK PP 14-05 Christopher St Education 02/09/2016 09/09/2015 12/08/2015 PP 14-01, 1030 E. Merced Expansion of Day Care 1st Ext - CUP 14-05 Ave Facility 12/13/17 1500W 10/27/2015 Rowland Ave 1st Ext - CUP 14-17 (Del Norte Park) Lightpole Wireless Facility 10/25/16 11/30/2015 05/11/2016 , 03/15/2017 Under Construction GPA 14-01, , 12/15/2015 ZC 14-01, PP1 1st Ext - 14-03, CUP 12/13/17 - 14-20 & V 14- 1388 E Garvey 2nd Ext - 23 Ave South Public storage facility 12/13/18 Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Bldg. Permit Issued Construction Status 824 E Michelle Remodel of Single Family AUP 15-11 Street House 08/25/2015 01/14/2016 02122/2017 02/22/2017 Under Construction 825 E AUP 15-37 Francisquito Ave Rebuild Single Family House 08/25/2015 03/01/2016 05/26/2016 05126/2016 Under Construction PDMod 15- 08/11/2015 14, TRP 05- 2211-2249E 1st Ext - 15 Garvey Ave N Parking Lot Improvements 8/11/17 09/30/2015 06/29/2017 06/23/2015 624 S Glendora New Recreational Building 1st Ext PP 15-01 Ave and Security Fencing 8/11/16 09/01/2015 06/14/2016 06/16/2016 Under Construction 2 Buildings Complete, 1 PP 15-02, V 1773 W San Completion of Prosperity Building under 15-07 Bernardino Rd Business Park 05/12/2015 03/05/2015 01/04/2016 01/0412016 construction Replacement of Pre-Owned 05/12/2015, 2700 E Garvey Sales Building at Crestview 1st Ext PP 14-07 Ave South Cadillac 6/28/16 09/21/2015 11/14/2016 11/14/2016 Nearing Completion 2736E AUP 14-41 Larkwood St 546 sf Detached Garage 04/28/2015 10/22/2015 12/17/2015 12/17/2015 Under Construction ZC 14-03, TM 424S Lark Ellen 21-Unit Single Family 73043 Ave Residential Development 04/28/2015 09/23/2015 Nearing Completion 1649 E Under Construction - AUP 14-43 Francisquito 2nd Story Addition 01/27/2015 02/23/2015 05/05/2015 05/05/2015 Permit Expired 01/27/2015 PP 14-04, 201 N Grand Service Station Remodel and ' 2nd Ext - CUP 14-19 Ave new convenience store 1 2/28/17 06/08/2015 06/02/2016 12/21/2016 Project # Address Description of Project PC Approved PD Mod Plan Check Submittal Plan Check Approval Bldg. Permit Construction Issued Status 101 & 110 GPA 13-04, East Hill MPA Stonebridge Rd, 3230 Willow Creek Rd, 3211 13, ZC 13-04, PP 13-07, TM & 3231 Pebblebrook Rd 72579, TRP 13-09 (3228, 3238, 3244 Holt Aye) 48-unit Residential Condominium 05/27/2014 12/15/2014 06/22/2015 06/22/2015 Construction , Nearing Completion 01/28/2014 1st Ed - 12/8/15, 2nd . 1030 S Glendora 2/9/16, 3rd PP 13-02 Ave 1,859 sf commercial building 3/7/17 12/23/2013 06/21/2017