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09-26-2017 - Regular meeting, September 12, 2017 - No. 1.pdfUNADOPTED MINUTES AGENDA DATE: September 26, 2017 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, September 12, 2017 The regular meeting of the Planning Commission was called to order at 7:04 p.m. in the West Covina Council Chambers, Commissioner Castellanos led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Castellanos, Heng, Jimenez and Redholtz Absent: Holtz (excused) City Staff Present: Tsai, Anderson, M. Hernandez, V. Hernandez, A. Hernandez, Heredia, Morales, Ko and de Zara APPROVAL OF MINUTES: 1. Regular meeting, August 22, 2017 The minutes were approved as presented. OTHER MATTERS OR ORAL COMMUNICATIONS None PUBLIC HEARINGS 2. PRECISE PLAN NO. 16-02 ADMINISTRATIVE USE PERMIT NO. 17-26 MITIGATED NEGATIVE DECLARATION 0 ENVIRONMENTAL IMPACT APPLICANT: Raul Porto for Porto's Bakery and Cafe LOCATION: 1360 West Garvey Avenue South REQUEST: Request for approval of a precise plan to demolish an existing restaurant/nightclub and construct and operate a new bakery and cafe, as well as various improvements to the parking lot and landscaping. An administrative use permit is also requested to allow outdoor dining. The proposed project would include demolition and removal of existing onsite features, improvements to utilities, construction of a new two-story building and landscaping. \\Storagellplandata\PLANCOM\MINOTES12017 MINUTES19.12.17 minutcs.doc Planning Commission Minutes Page 2 — September 12, 2017 Senior Planner Ron Garcia presented the staff report. He spoke about the proposed precise plan and the use of compact parking spaces. He also told the Commission the applicants were requesting an administrative use permit to allow outdoor dining. Mr. Garcia also told the Commission that a traffic study had been completed and the Environmental Review had been circulated for public review and comment. There was a short discussion by the Commission regarding the proposed location of the compact parking spaces and where the entrance to the new building would be located. Vice Chairman Jimenez opened the public hearing. PROPONENTS: Raul Porto, applicant, Jorge Villa and Leo Pratts, architect for the project spoke in favor of the application. Mr. Porto spoke to the Commission about the proposed operation of the bakery and café, as well as their hours of operation. In addition, he answered questions by the Commission regarding the proposed compact parking spaces, the parking agreement with City Hall and the reasons why they wanted to establish a store in West Covina. Mr. Porto told the Commission that about 60% of their business is food take-out. He also expressed his hope that West Covina will become one of their most successful locations and told the Commission they will be updating and utilizing the existing sign on the property. Mr. Pratts spoke to the Commission about the outdoor seating area He also said that Porto's Bakery & Café is a family-oriented business and kid-friendly. He said they have other locations with outdoor seating which are very successful. Mr. Villa answered questions by the Commission and spoke about the use of parking attendants to monitor the use of the compact parking spaces. In addition, he spoke about the proposed size of the compact parking spaces. He told the Commission that they haven't encountered any problems with compact parking spaces at their other locations. OPPONENTS: No one spoke in opposition to the proposal. Vice Chairman Jimenez closed the public hearing. There was a short discussion by the Commission regarding the proposed demolition of the existing building and the new business, and the use of compact parking spaces. Commissioners Redholtz and Castellanos expressed their support of the applications and said their concerns about compact parking could be addressed by \\StoragellplandataIPLANCOM\MINUTES12017 MINUTES19.12,17 minutes.doe Planning Commission Minutes Page 3 — September 12, 2017 the parking attendants to be used by the applicant. Conunissioner Heng concurred and expressed her support as well. Vice Chairman Jimenez also expressed his support of the proposed business but suggested that they consider adding bike racks for use by bike riders. Motion by Redholtz, seconded by Castellanos, to waive further reading and adopt Resolution No. 17-5905 adopting the Mitigated Negative Declaration of Environmental Impact. Motion carried 4-0 (Holtz absent, excused.) Motion by Redholtz, seconded by Castellanos, to waive further reading and adopt Resolution No. 17-5906 approving Precise Plan No. 16-02. Motion carried 4-0. (Holtz absent, excused.) Motion by Redholtz, seconded by Castellanos, to waive further reading and adopt Resolution No. 17-5907 approving Administrative Use Permit No. 17-26, Motion carried 4-0 (Holtz absent, excused.) Vice Chairman Jimenez said these actions are final unless appealed to the City Council within ten (10) days. 3, CONDITIONAL USE PERMIT NO. 17-09 PLANNING DIRECTOR'S MODIFICATION NO. 17-18 CATEGORICAL EXEMPTION APPLICANT: UEI College (Sanjay Sardana for [BC Corporation) LOCATION: 339 North Azusa Avenue (West Covina Village Shopping Center) REQUEST: Request for approval of a conditional use permit to allow the operation of a 34,900-square foot vocational school (UEI College) within the West Covina Village Shopping Center. Vice Chairman Jimenez recused himself from participating in this public hearing because he lives within 300 feet of the subject property and left the Council Chambers. Commissioner Redholtz assumed the Chair to conduct the hearing. Assistant Planner Veronica Hernandez presented the staff report. During her presentation she told the Commission there would not be any additions to the existing building to accommodate the vocational school. She also told the Commission that this project is categorically exempt under CEQA. She recommended approval of the application. There was a short discussion regarding the existing loading dock and the former use of the bays. Commissioner Redholtz opened the public hearing. \\Storagel\plandata\PLANCOM\MINUTES\2017 MINUTES19.12,17 minutes.doe Planning Commission Minutes Page 4 — September 12, 2017 PROPONENT: Jessica Dillon, president of UE1 College in El Monte and Mike Lewis, representing the applicant, spoke in favor of the application. Ms. Dillon said she will be president of the West Covina location. She told the Commission that the location in West Covina had been chosen because of its close proximity to public transportation, which is used by many of their students. She also spoke about the various programs being offered at the new location and answered questions by the Commission, Mr. Lewis thanked staff for their review of the application. He also spoke about the outreach they did to the surrounding neighborhood and answered questions about enclosing the existing auto bays, the length of the educational programs, additional landscaping and on-site parking. OPPONENTS: Olga Cunningham and Sylvia Rice spoke in opposition. Both opponents told the Commission that there was already too much traffic on Workman and Rowland Avenues. They also expressed their concern with excessive speed and hazardous driving conditions on Workman and homeless people living in the tenant space where the vocational school will be located. They said they were concerned that the vocational college would generate more traffic in the area. Corey Warshaw commented that there is a parking problem on Workman Avenue and Azusa Avenue. He suggested that the city consider implementing parking by permit in the area. REBUTTAL: Mr. Lewis rebutted the testimony of the opponents by reminding the Commission that traffic on Workman Avenue is different from the on-site parking. He also said there is sufficient parking available in the center for the school's students and faculty. Ms. Dillon also added that the entrance to the vocational college isn't on Workman Avenue and that many of their students use public transportation. In addition she told the Commission that there are security guards who will monitor the parking lot and alley. Commissioner Redholtz closed the public hearing. There was a discussion by the Commission regarding implementation of a parking by permit program in the area, the traffic on Workman and Rowland Avenues and homeless people living in the area. It was the consensus of the Commission that the homeless people would not live in an occupied tenant space. In addition, they StoragoIlplandata\PLANCOMNINUTES12017 MINUTES19.12.17 minutes.doc Planning Commission Minutes Page 5 — September 12, 2017 concurred that there are a sufficient number of parking spaces available for students and faculty of the school. Motion by Castellanos, seconded by Heng, to waive further reading and adopt Resolution No. 17-5908 approving Conditional Use Permit No. 17-09. Motion carried 3-0 (Holtz absent, excused, Jimenez abstained.) Commissioner Redholtz said this action is final unless appealed to the City Council within ten (10) days. NON HEARING ITEMS 4. STUDY SESSION — INITIATION OF A GENERAL PLAN AMENDMENT AND ZONE CHANGE Discussion regarding the initiation of a general plan amendment and zone change for Cameron Park. Assistant Planner Veronica Hernandez presented the staff report. During her presentation she told the Conunission that certain parcels of land located in the city were left off the General Plan map and currently have no general plan designation. She identified the parcels for the Commission and made recommendations for general plan designations. In addition she identified two parcels located at 707 Lark Ellen Avenue and 1530 Cameron Avenue that also need a zone change. After a brief discussion the Commission concurred with staffs recommendation. Motion by Redholtz, seconded by Castellanos, to waive further reading and adopt Resolution No. 17-5909 initiating a general plan amendment for various properties within the city. Motion carried 4-0 (Holtz absent, excused.) Motion by Castellanos, seconded by Redholtz, to waive further reading and adopt Resolution No. 17-5910 initiating a zone change for two properties within the city. Motion carried 4-0 (Holtz absent, excused.) CONTINUATION OF ORAL COMMUNICATIONS None \\Storagel\Plandata\PLANCOM\MINUTES\20 1 7 MINUTES\9.12 .17 minutes•doc Planning Commission Minutes Page 6 — September 12, 2017 COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Redholtz reminded everyone that West Covina Day at the Fair is scheduled for September 21, 2017. He added that discount tickets are available. Commissioner Castellanos made a comment about the new lighting on the building on Barranca Avenue. 5. PLANNING DIRECTOR'S REPORT: •a. Forthcoming, September 26, 2017 b. Subcommittee for Design Review Minutes for July 11, 2017, July 25, 2017 and August 22, 2017 Planning Director Jeff Anderson presented the Planning Director's Report. He also requested direction from the Planning Commission with regard to holding a study session on compact parking spaces. 6. CITY COUNCIL ACTION: None ADJOURNMENT Vice Chairman Jimenez adjourned the meeting at 8:44 p.m. Respectfully submitted: Lydia de Zara Senior Administrative Assistant \\Storage1\plandata\PLANCOM\MINUTES12017 MINUTESI9.12.17 minutes. doc W West Cuvna " AGENDA ITEM NO. 2 DATE: September 26, 2017 PLANNING DEPARTMENT STAFF REPORT PRECISE PLAN NO. 16-07 CONDITIONAL USE PERMIT NO. 16-12 VARIANCE NO. 16-20 TREE REMOVAL PERMIT NO. 17-03 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Andy Loos, Merrill Gardens at West Covina, LLC LOCATION: 1400 West Covina Parkway I. DESCRIPTION OF APPLICATION The project consists of a request for approval of a precise plan to construct a 121,061 square-foot 5-story assisted living/memory care facility and approve a tree removal permit. The applicant is also requesting the approval of a Conditional Use Permit for the operation of an assisted living/memory care facility and the applicant is also requesting approval of a Variance to deviate from the front yard setback requirement and the 5-foot landscaping requirement for the front setback, The subject property is located west of the intersection of West Covina Parkway and South Sunset Avenue (see Location Map below). 44 'c r:oz KITIOff Wt.+, CR11,1110 S CarrneneMl‘ 3W-*- r ZACase FilesTP12016116-07 1400 WC Pkwy.Merrill Gaidens\PC1Staff Repoit.doe PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26,2017 - Page 2 Staff is recommending that the Planning Commission approve the proposed project. II. BACKGROUND The property in question is a 1.6-acre parcel with a three-story, 18,228 square foot office building that was constructed in 1961. There is also an existing 720 square-foot structure on the southwest portion of the site. This structure is vacant and was formerly used as a drive-through facility for a bank. All existing structures on the site will be demolished. Prior to 1961, the site was an agricultural use. The first floor of the existing building is occupied by a dental clinic and the rest of the building is vacant. The subject application was submitted in October, 2016 and therefore is subject to the Zoning requirements in effect at that time as specified when the Downtown Plan was adopted. Therefore, for the purpose of this application, the Zoning designation is "Regional Commercial". Since this application was submitted prior to the adoption of the Downtown Plan in December of 2016, this project is being reviewed under the previous zoning classification (Regional Commercial). Although the project is not required to comply with the Downtown Code, the Applicant was willing to design the building to comply with the intent of the Downtown Plan to provide a pedestrian oriented, urban design. To accomplish this, the building is being developed with minimal setbacks along both Sunset Avenue and West Covina Parkway. In so doing, the applicant is required to propose a variance as the Regional Commercial standards require a front setback and landscaping. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Regional Commercial" (R-C) and "Neighborhood High" SURROUNDING LAND USES AND ZONING North: LA County Superior Court and West Covina Courthouse; "Civic Zone" and "Parks and Open Space" South: Single-Family Residential and Commercial; "Neighborhood Low", "Neighborhood Medium" and 'General Urban" East: Commercial; "General Urban" West: Health Services and Offices; "General Urban" CURRENT DEVELOPMENT 18,228 square-foot Office Building and Vacant 720 square- foot Structure LEGAL NOTICE Notices of Public Hearing have been mailed to 65 owners and occupants of properties located within 300 feet of the subject site. Z: \Case Files\PP12016 116-07 1400 WC Pkwy.Merrill Gardens\PCIStaff Report.doe PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017- Page 3 ilL SUMMARY OF PROJECT DATA STANDARD EXISTING PROPOSED REQUIRED/ ALLOWED Lot Area 1.6 acres — 69,279 sf No change Existing Legal Lot Building Square Footage Drive-Through Facility Basement 1" Floor 2' Floor 3rd Floor 4th Floor 51h Floor Total 720 sq. ft. 4,557 sq. ft. 4,557 sq. ft. 4,557 sq. ft. 4,557 sq. ft. -- -- 18,948 sq. ft. 28,562 sq. ft. 29,114 sq. ft. 29,114 sq. ft. 22,336 sq. ft. 11,731 sq. ft. 121,061 sq. ft. Height of All Buildings 55.2 ft. 37 ft. to 61 ft. 25 ft. within 100 ft. of houses Lot coverage 4,557 sq. ft. (6.6%) 28,562 sq. ft. (41.2%) 34,639 sq. ft, (50%) Maximum Landscape Entire Parcel 6,000 sq. ft. (8.6%) 8,043 ft. (11.61%) 5,542 sq. ft. (8%) Setbacks: Front (east) W. Covina Parkway Rear (west) Side (north) Street Side (south) facing Sunset Avenue 8 ft. — 25 ft. 244 ft. 112 ft. 17 ft. Oft. -6 ft. 8 ft. — 33 ft. 32 ft. — 123 ft. 4 ft. — 16 ft. 15 ft. Average 15 ft. Average No setback specified No setback specified Z:ICase Files\PP12016116-07 1400 WC Pkwy.Merrill Gardens\PCIStaff Reportdoe PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26,2017 - Page 4 IV. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting approval to allow the construction of a 121,061 square-foot five-story assisted living/memory care facility on a 69,279 square-foot lot. The facility will provide a total of 111 living units with a total of 131 beds including 13 memory care units with a total of 14 beds. A total of 98 assisted living units will be provided. The unit sizes and types are shown below. Memory Care 13 units 14 beds Assisted Living 19 two-bedroom units 38 beds Assisted Living 61 one-bedroom units 61 beds Assisted Living 18 studio units 18 beds Total 111 units 131 beds A precise plan, conditional use permit, variance and tree removal permit are required to allow the development of the facility. The subject property is located in the "Regional Commercial" (R-C) Zone. The site is located west of the intersection of West Covina Parkway and South Sunset Avenue. The site is surrounded by commercial uses to the west, the Civic Center to the north and single-family residential and commercial to the east and commercial uses on the south. An 18,228 square-foot office building and a vacant 720 square-foot building currently occupy the site. All existing structures will be demolished. The applicant held a community meeting on January 19, 2017 to inform the surrounding neighbors of their proposal. No members of the public attended the meeting. The community meeting notice is included as Attachment No. 7. Precise Plan The proposed project is a 121,061 square-foot five-story assisted living/memory care facility. The lot is generally rectangular in shape and is 69,279 square feet. The site is flat with stable soils. The precise plan is for the review of the site plan and architecture. Site Design The proposed development will be visible from the surrounding area, which includes South Sunset Avenue and West Covina Parkway and one-story single-family residential properties to the east. Proposed construction consists of a 121,061 square-foot, five-story assisted living/memory care facility. The building is L-shaped with frontage along the street frontages on Sunset Avenue and West Covina Parkway. A surface parking lot with 66 spaces is proposed at the rear of the building. Along the Sunset Avenue frontage the proposal includes an outdoor dining patio, a bus stop that is integrated into the building design, and a private open space for the memory care residents. Z:\Case Files\PP\2016\16-07 1400 WC Pkwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26,2017 - Page 5 The proposed project will have one driveway approach on West Covina Parkway. Landscaped areas are located along a portion of the front of the building in front of the memory care section of the facility and there is a resident pet park on the southeast portion of the site that is landscaped. There is also a landscaped setback at the rear of the property, as well as landscaping throughout the parking lot. A 9,810 square-foot landscaped rooftop patio will be located on the 4 th and 5th floors. A 5-foot dedication is required by the Public Works Department for street widening purposes along West Covina Parkway. With the dedication, a portion of the building along West Covina Parkway has no setback. Architecture The building is proposed to be contemporary in style and provides for a variety of articulation in building surfaces and a variety of façade materials. The building ranges from three to five floors. The five story portion of the building is located along the West Covina Parkway frontage and the building steps down to the three stories at the rear of the property. The façade design will include varying roof heights. The Municipal Code has no height limit for the Regional Commercial zone except with 100 feet of a single family zone. The property is 124 feet from the closest property zoned single family. Building heights range from 37 feet to 61 feet as measured from the finished grade. Building materials feature dry stack stone veneer ("Southwest Blend Ledgestone") provided throughout the front, rear and side elevations of the building. The front entryway (east elevation) will have aluminum framing with both light and dark glass. Some first floor walls of the façade will be planted with self-clinging vines. The exterior of the building will include a mixture of grey and dark brown colored smooth stucco cement plaster, fiber cement and lap siding. The sidewalk and entry at the front of the building will be stained and scored accent concrete. The Sunset Avenue elevation will include an outdoor seating area for the assisted living residents. The outdoor seating area includes a covered patio and decorative fencing. The decorative fencing is also provided on the balconies that are included on each façade. Decorative freestanding light fixtures are proposed to provide accent lighting at night. Parking The parking requirements for convalescent facilities was used to determine the number of spaces needed (WCMC Section 26-582). The parking requirement is one space for every two beds. There will be a total of 131 beds in this facility. Therefore, 66 parking spaces are required, which are provided as shown on the site plan. Of these, two spaces are indicated as handicapped accessible and two spaces as EV capable. A dead end drive aisle is proposed to the rear of the property. Per the Parking Lot Design Standards, a 12-foot wide turnaround is proposed on the north side of the drive aisle. A condition of approval has been included. Z:\Case Files\PP1.2016116-07 1400 WC Plcwy.Merrill Gardens1PC1 Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017- Page 6 Landscaping The applicant is proposing to install landscaping on all non-paved/non-built surfaces of the site, primarily around the building (where feasible) and throughout the parking lot. In addition, the project will include a rooftop garden that will include groundcover, shrubs, trees, kitchen garden, resident gardening areas and seating areas. The Municipal Code requires that a minimum of eight percent of the area of commercially zoned sites be landscaped. The applicant is proposing to landscape 11.61 percent of the site (a total of 8,043 square feet of landscaping). In addition, the rooftop garden is 9,810 square feet and is located on the fourth and fifth floors. The perimeter of the parking lot along the rear property line will be landscaped with a mixture of ground cover, shrubs and trees. A landscaped area will be provided on the Sunset Avenue façade by the memory care facility and a resident pet park is proposed at the rear of the building. Approval of a final landscape and irrigation plan is required per the conditions of approval. An Arboricultural Tree Survey was conducted at the site'. There are a total of 62 trees on the site currently. According to the Arboricultural Tree Survey, most, if not all, of the trees on the site would be impacted by the proposed project; therefore, removal of all of the trees is necessary. Of these, 3 trees are significant Trees per City Ordinance (Section 26-294 Division 9 — Preservation, Protection and Removal of Trees — Protection of trees during development activity). The three trees are located in the front yard area along West Covina Parkway and are therefore considered significant. The removal of these trees requires the approval of a tree removal permit by the Planning Commission. The three trees are Crape Myrtles which are in moderate to poor condition. A condition of approval has been included in the resolution requiring the applicant to replace the trees on a 2:1 ratio with minimum 24-inch box trees. Open Space There will be a total of 13,047 square feet of shared open space (including the rooftop garden, the pet park, the memory care courtyard and a shared patio on the second floor). A total of 3,679 square feet of private open space will be provided for the assisted living units (balconies). Development Impact Fees The City adopted Development Impact Fees in December, 2015. In this case, the fees are currently (for FY 2017 — 2018) $1.48 per net square foot of new building area: Total square footage of proposed project - 121,061 Total square footage of existing buildings on the site -18,948 Total net new square footage - 102,113 The estimated cost for the development impact fee is $151,127.24. LSA Associates, Inc. — Results of Arboricultural Tree Survey for the Merrill Gardens Assisted Living Project, City of West Covina, County of Los Angeles, CA — dated December 15, 2016 ZACase Files\PP12016 116-07 1400 WC Pkwy.Merrill GardensTaStaff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017 - Page 7 Conditional Use Permit Approval of a CUP is required for a skilled nursing and assisted living facilities. As part of the CUP application, the applicant submitted a Summary Business Plan. The information from this plan is provided in the following. The facility will provide 111 living units with a total of 131 beds including 13 memory care units with a total of 14 beds. A total of 98 assisted living units will be provided. The facility will provide 131 beds in those units. The facility will have a total of 24 employees. The maximum number of employees on- site will be during the 9:00 am to 6:00 pm shift with 18 employees. Most of the staff members are administrative or food service oriented. Variance The applicant is requesting a variance to deviate from the front setback and 5-foot landscaping requirement for the front setback (per Section 26-577(a) of the WCMC). The Zoning Code requires a 15-foot average front setback, with a minimum setback of 5 feet. In addition, the five feet of the front yard nearest the front property line is required to be landscaped. For the proposed project, a 5-foot dedication is required along the West Covina Parkway frontage. With the dedication included, the front setback ranges from 0 feet to 6 feet with minimal landscaping provided. The Zoning Code requires a 15-foot average rear setback, with a minimum setback of 5 feet (per Section 26-577(a) of the WCMC). The proposed rear setback ranges from 8 feet to 33 feet, with an average setback of 20 feet. The approval of a Variance for front setback and landscape requirements will allow the applicant to develop a project that will better serve the City's future vision for development in the Downtown area. This concept is provided in the Downtown Plan and Code, which was adopted by the City Council in December 2016. The application for this project was submitted in October of 2016. The Downtown Plan and Code places great emphasis on active streetscapes with buildings located at or near the property line and featuring windows and seating areas. To encourage this active streetscape environment, the Downtown Plan restricts setbacks in excess of 10 feet on street frontages. The proposed design is therefore in conformance with the City's vision for development into the future, but does not comply with the required front setback and 5 feet of landscaping along the front property line. The applicant is therefore requesting a deviation of the average front setback of 15 feet and the requirement for 5 feet of landscaping. V. ENVIRONMENTAL DETERMINATION The Mitigated Negative Declaration of Environmental Impact (MND) prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. The MND has been prepared pursuant to the requirements of the California Environmental Quality ZACase Files\PP12016116-07 1400 WC Pkwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017 Page 8 Act (CEQA) of 1970, as amended. (Attachment 8) and was circulated for public comment for 20 days (from August 17, 2017 to September 7, 2017). Comments were received from the South Coast Air Quality Management District and from the County Sanitation Districts of Los Angeles County. A Response to Comments was prepared and is provided as Attachment No. 7. Traffic Kunzman Associates, Inc. prepared a traffic analysis for the project, dated June 22, 2017, to assess traffic impacts. The traffic analysis evaluated potential project-related traffic impacts at six key intersections in the vicinity of the project site: • Toluca Avenue and W. Covina Parkway • Project site driveway on W. Covina Parkway • Sunset Avenue and Plaza Drive • W. Covina Parkway and Sunset Avenue • Sunset Avenue and Cameron Avenue • W. Covina Parkway and Fashion Plaza Way Assisted living facilities generate substantially less traffic than most other uses and most of the residents do not drive. The proposed use would generate 348 daily trips. The traffic impact analysis determined that the addition of project-related trips to existing traffic levels would have no impact on study intersections, and that project traffic would fall below significant impact thresholds. Air Quality According to the Air Quality Study prepared by Rincon Consultants, Inc., the construction and operation emissions are below the regional thresholds of significance. The cumulative short-term construction-related emissions and long-term operational emissions from the project will not contribute considerably to any potential cumulative air quality impact because short-term project and operational emissions will not exceed any SCAQMD daily threshold with the incorporation of mitigations measures. The project will involve excavation activities to provide a level base for the new building, grading and construction, which creates the potential for the generation of fugitive dusts (particulates), which may impact the surrounding properties. Conditions of Approval are included to minimize construction emissions, including watering of the site, covering truck beds leaving the site and limiting idling times for diesel equipment. ZACase FilesT1312016116-07 1400 WC Pkwy.Merril1Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26,2017 - Page 9 Required Mitigations The environmental study concludes that mitigation measures are required for Aesthetics (lighting), Biological Resources (nesting birds), Cultural Resources (archeological), Hydrology/Water Quality (Stormwater), Noise, and Tribal Cultural Resources. A Mitigation Monitoring Program is an exhibit of Attachment No. 1 and provides information on the mitigation measures and monitoring by responsible agencies. VI. REQUIRED FINDINGS Findings are required to allow the Planning Commission to approve the precise plan, conditional use permit and variance. Findings are required to be made for each of these individual entitlements. The findings for entitlements are included in each individual resolution (Attachment Nos. 2 through 4) and are also presented below. Findings necessary for the approval of a Precise Plan are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. The project is a request for a Precise Plan to allow for the construction of a 121,061 square-foot five-story assisted living/memory care facility. The site will be improved with a surface parking lot that will include 66 parking spaces. The applicant is also requesting approval of a Conditional Use Permit for the operation of an assisted living/memory care facility, as well as a Variance for the front setback and required front setback landscaping. The project site is designated as "Neighborhood High" in the City's General Plan and is zoned "Regional Commercial" (R-C)2. The proposed project is consistent with the following General Plan policies and actions: Our Prosperous Community P2.1. Maintain and enhance the City's current tax base. Our Prosperous Community P2.6 Create a diversity of housing options. Our Well Planned Community P3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code. 2 Note that the application was submitted in October, 2016 and is therefore subject to the Zoning Code regulations and standards that were in effect at that time. Z:\Case Files\PP12016116-07 1400 WC Pkwy.Men-ill GardensIPCIStaff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017 Page 10 The project consists of a proposal to construct a 121,061 square-foot five-story story assisted living/memory care facility. The applicant is also requesting approval of a Conditional Use Permit for the operation of an assisted living/memory care facility, as well as a Variance for the front setback and required front landscaping. The proposed project includes parking and landscaping improvements. The proposal complies with the requirements of the "Regional Commercial" (R-C) Zone. The proposed project meets all applicable development standards for the R-C zone, with the exception of the front setback and front setback landscaping requirements. Therefore, approval of a Variance will be required. Applicable development standards in the Zoning Code include but are not limited to screening requirements; building colors, materials, finishes and exterior design; landscape criteria; building coverage; height limit; and off- street parking requirements. c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. The proposed project is primarily surrounded by non-residential commercial and office uses. A single-family residential neighborhood is located across from the project on the other side of Sunset Avenue, approximately 125 feet from the project site. The project will include landscaping throughout the site, as well as gardens and seating areas for residents, including a rooftop garden. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. The proposed project will be located at the southwest intersection of West Covina Parkway and Sunset Avenue. The Regional Commercial zoning designation allows for a wide array of uses including assisted living/memory care facilities. The proposed development will be accessed from West Covina Parkway. The site is 1.6 acres and is physically suitable for the proposed project and adequate to accommodate the size and shape of the building, parking and all required development standards set forth in the West Covina Municipal Code, with the exception of the front setback, front setback landscaping and rear setback. The subject project is an infill development and is therefore located within an urbanized area where utility connections are readily available. ZACase FilesT1312016116-07 1400 WC Pkwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017- Page 11 e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. The building design is contemporary in style and provides for a variety of articulation in building surfaces and a variety of facade materials. The building includes five floors. The façade design will include varying roof heights. Building heights range from 37 feet to 61 feet as measured from the finished grade. Dry stack stone veneer ("Southwest Blend Ledgestone") is provided throughout the front, rear and side elevations of the building. The front entryway (east elevation) will have aluminum framing with both light and dark glass. Some first floor walls of the façade will be planted with self-clinging vines. The exterior of the building will include a mixture of grey and dark brown colored smooth stucco cement plaster, fiber cement and lap siding. The sidewalk and entry at the front of the building will be stained and scored accent concrete. The front elevation will include an outdoor seating area for the assisted living residents. The outdoor seating area includes a roof and decorative fencing. The decorative fencing is also provided on the balconies that are included on each façade. Decorative freestanding light fixtures are proposed to provide accent lighting at night. Findings necessary for the approval of a conditional use permit are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well being of the neighborhood or community. The proposed facility is both necessary and desirable at the subject location in order to offer a needed service to West Covina senior citizens. The subject property is for the most part surrounded by commercial and office uses. A single-family neighborhood is located across Sunset Avenue (a Commercial/Mixed-Use Thoroughfare according to the General Plan) on the east side of the site. The residential neighborhood is located approximately 125-feet from the site and is also buffered from the project site by Sunset Avenue. The development will provide a needed service to the community, and will be aesthetically and functionally compatible with nearby developments. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed use is compatible with surrounding commercial, office and residential uses. The site plan is designed to accommodate efficient vehicular circulation on-site without creating impacts on adjacent properties. Conditions have been placed on the project approval to ensure the proposed use does not result in impacts to adjacent properties. ZACase FilesTA2016116-07 1400 WC Pkwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017- Page 12 C. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. The existing 1.6-acre site is adequate in size to accommodate the proposed project. The proposed site plan provides sufficient landscaping around the perimeter of the building and parking lot. Sufficient parking exists on the site to accommodate the proposed use. The proposed use can be accommodated on the subject property in such a way that it will be compatible with surrounding uses. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and the street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets. The proposed project will not generate a substantial amount of vehicular traffic nor alter present circulation patterns. The subject site's abutting streets are adequate in width and improvements to accommodate the proposed use (Sunset Avenue is designated in the General Plan as Commercial/Mixed-Use Thoroughfare and West Covina Parkway is designated as Commercial/Mixed-Use Main). The existing street patterns will not necessitate channeling traffic generated by the proposed use through residential areas. Kunzman Associates, Inc. prepared a traffic analysis for the project, dated June 22, 2017, to assess traffic impacts. The traffic analysis evaluated potential project- related traffic impacts at six key intersections in the vicinity of the project site: • Toluca Avenue and W. Covina Parkway • Project site driveway on W. Covina Parkway • Sunset Avenue and Plaza Drive • W. Covina Parkway and Sunset Avenue • Sunset Avenue and Cameron Avenue • W. Covina Parkway and Fashion Plaza Way The traffic impact analysis determined that the addition of project-related trips to existing traffic levels would have no impact on study intersections, and that project traffic would fall below significant impact thresholds. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. ZACase Fiks1PP 12016\16-07 1400 WC Pkwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017- Page 13 The granting of the Conditional Use Permit to allow the operation of an assisted living/memory care facility will not adversely affect the West Covina General Plan, since the proposed use does not conflict with the site's land use designation of "Neighborhood High." The proposed project is consistent with the following General Plan goals: Our Prosperous Community P2.1. Maintain and enhance the City's current tax base. Our Prosperous Community P2.6 Create a diversity of housing options. Our Well Planned Community P3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. Findings necessary for the approval of a Variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. The application for this project was submitted in October, 2016, prior to the adoption of the Downtown Plan and Code in December 2016. Therefore, the project is subject to the Zoning Code regulations and standards that were in effect at that time. These standards require an average setback for the front yard of 15 feet; and that the 5 feet of the front yard nearest the front property line shall be landscaped. However, a very important goal of the Downtown Plan and Code is to: "Make great places by insisting on the highest standards of quality in architecture, urban design and landscape architecture (Goal 6). Action 6.1a related to this goal calls for adoption of a new form-based development code for the Downtown area that emphasizes pedestrian orientation, integration of land uses and treatment of streetscapes as community living spaces. To that end, the Code for the Downtown Plan does not require setbacks between buildings and the street. This encourages interaction between street activities and activities inside the building. In addition, the Downtown Plan calls for windows in facades facing streets, as well as outdoor seating and wide sidewalks. Granting a Variance for the front setback and landscape requirement will allow the applicant to develop a project that will better serve the City's future vision for development in the Downtown area, as provided for in the Downtown Plan & Code ZACase FileAPP12016116-07 1400 WC Plcwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26,2017 - Page 14 and General Plan Update, which were adopted by the City Council in December 2016. The Downtown Plan & Code places great emphasis on active streetscapes with buildings located on the property line and featuring windows and seating areas. To encourage this active streetscape environment, setbacks on street frontages are not required. Also consistent with the Downtown Plan vision of providing life to the street and activating the public realm, the applicant is providing windows in the front building façade along West Covina Parkway. Covered benches have been incorporated on the building exterior. All windows in the common areas on the first floor will be floor- to-ceiling. Building program elements that are accessible to the public are included in the building perimeter. These elements include a beauty salon and a theater. 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 Variance will ensure that the proposed project will better serve the City's future vision for development in the Downtown area, as provided for in the Downtown Plan & Code. The Downtown Plan & Code places great emphasis on active streetscapes with buildings located on the property line and featuring windows and seating areas. To encourage this active streetscape environment, setbacks on street frontages are not required. The proposed Variance will preserve the future property right that is possessed by other property in the vicinity. C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. The granting of a Variance will not be detrimental or injurious to the public welfare or other properties in the surrounding zone or vicinity in that the variance will allow for development that is consistent with the vision for the recently adopted Downtown Plan and Code That the granting of such variance shall be consistent with the adopted general plan and any applicable specific plans. The granting of this Variance will aid with implementation of the following goals of the adopted General Plan: Our Prosperous Community P2.1, Maintain and enhance the City's current tax base. Our Prosperous Community P2.6 Create a diversity of housing options. ZACase Files\PP12016116-07 1400 WC Plcwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017- Page 15 Our Well Planned Community P3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. VII. CONCLUSION The proposed use will provide needed support services for senior citizens and the design of the improvements will further the vision for the Downtown. The proposed assisted living/memory care facility is in compliance with the Zoning Code with the exception of the front setback and front setback landscaping. Using the setback provision for the Downtown Code will ensure that the proposed project is consistent with future development in the Downtown area. The proposed facility will replace an underused building/site in the Downtown area. The project is compatible with the commercial, office and residential uses in the vicinity and will result in additional housing opportunities in the City. Staff is recommending approval of the proposed project, as the proposed building layout and use are appropriate for the site. VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending to the City Council approval of Precise Plan No. 16-07, Conditional Use Permit No. 16-12, Variance No. 16-20 and Tree Removal Permit No. 17-03. PREPARED BY: Paula Kelly Contract Planner REVIEWED AND APPROVED: erson, AICP lanning Director Attachments: Attachment No. 1 - Mitigated Negative Declaration Resolution Attachment No. 2 - Precise Plan No. 16-07 and Tree Removal Permit No. 17-03 Resolution Attachment No. 3 - Conditional Use Permit No. 16-12 Resolution ZACase FileAPP12016116-07 1400 WC Pkwy.Merrill Gardens\PC\Staff Report.doc PP 16-07, CUP 16-12, VAR 16-20 1400 West Covina Parkway September 26, 2017 - Page 16 Attachment No. 4 - Variance No. 16-20 Resolution Attachment No. 5 - Community Meeting Notice Attachment No. 6 — Business Operations Plan Attachment No. 7 — Response to Comments (Mitigated Negative Declaration) Attachment No, 8 - Compact Disc of the Initial Study/Mitigated Negative Declaration, Traffic Impact Study, Parking Study (Available for review by the public at the Library, Police Department, Planning Department, City's Website — Planning Department) Attachment No. 9 - Plans (Available for review by the public at the West Covina Library, West Covina Police Department, and West Covina Planning Department) ZACase Files\PP\2016 116-07 1400 WC Pk-wy.Merrill Gardens\PC\Staff Report.doc ATTACHMENT NO. 1 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR PRECISE PLAN NO. 16-07, CONDITIONAL USE PERMIT NO. 16-12 VARIANCE NO. 16-20 AND TREE REMOVAL PERMIT NO. 17-03 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Andy Loos, Merrill Gardens at West Covina, LLC LOCATION: 1400 West Covina Parkway WHEREAS, there was filed with the City, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to: Construct a 121,061 square-foot assisted living and memory care facility on that certain property described as: Assessor's Parcel No. 8474-002-008, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA); and WHEREAS, an initial study was prepared for said project; and WHEREAS, based upon the findings of the initial study, it was determined that the proposed project will not have a significant impact on the environment and will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the California Fish and Game Code; and WHEREAS, a Mitigated Negative Declaration of Environmental Impact was prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act of 1970, as amended, and mitigation measures are included in said Negative Declaration in support of the finding that there will not be a significant effect on the environment as a result of this project. ZACase Files TP12016116-07 1400 WC Pkwy.Merrill Gardens \PC\Neg Dee Reso.doe Resolution No. September 26, 2017 — Page 2 WHEREAS, the Planning Commission, upon giving the required notice, did on the 26th day of September, 2017 conduct a duly advertised public hearing to consider the subject application, at which time the Planning Commission adopted a resolution approving the Mitigated Negative Declaration; and NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: 1. After receiving and considering all determinations, studies, documents, and recommendations, as well as other appropriate public comments, the Planning 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 shall be immediately reported to the Planning Department on the City of West Covina Monitoring Checklist Form. 3. The applicant agrees to implement the aforementioned mitigation measures and monitoring or reporting requirements. 4. Failure to comply with any aforementioned mitigation measures and/or monitoring or reporting requirements will result in a written notice of violation from the City to the applicant at which time the City may order that all or a portion of pre- construction, construction, post-construction activity or project implementation must cease until compliance is reached. 5. The California Environmental Quality Act (CEQA) and State and local guidelines, rules, regulations, and procedures adopted pursuant thereto permits the City of West Covina to impose any fees or charges associated with implementing the above monitoring program upon the applicant. ZACase Files1P1312016116-07 1400 WC Pkwy.Merrill Gardens\PC\Neg Dec Reso.cloc Resolution No. September 26, 2017— Page 3 I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 26th day of September, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: September 26, 2017 EXPIRATION DATE: September 26, 2018 If not used. Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase FilesTP12016116-07 1400 WC Pkwy.Merrill Gardens\PC\Neg Dec Reso.doc Resolution No. September 26, 2017 —Page 4 EXHIBIT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND MITIGATION MONITORING AND REPORTING PROGRAM ZACase Files\PP12016116-07 1400 WC Pkwy.Merrill Gardens\PC\Neg Dec Reso.doc Mitigation Monitoring and Reporting Program Mitigation Monitoring and Reporting Program CEQA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). This mitigation monitoring and reporting program is designed to ensure compliance with adopted mitigation measures during project implementation. For each mitigation measure recommended in the Initial Study-Mitigated Negative Declaration (IS-MND), specifications are made herein that identify the action required and the monitoring that must occur. In addition, a responsible agency is identified for verifying compliance with individual conditions of approval contained in this Mitigation Monitoring and Reporting Program. Initial Study - Mitigated Negative Declaration 1 City of West Covina Merrill Gardens Assisted Living and Memory Care Facility Compliance Verification Mitigation Measure/ Condition of Approval AES-1: Lighting Requirements Outdoor lighting shall be designed and installed with downcast shielding to reduce light impacts on adjacent properties. In addition, prior to issuance of a certificate of occupancy the applicant shall submit a lighting plan, including a photometric plan, to the Planning Department and Engineering Division for review and approval to ensure that new lighting will not "spill over" onto adjacent properties. BIOLOGICAL RESOURCES B10-1: Nesting Bird Surveys and Avoidance Initial site disturbance activities, including vegetation removal and structure demolition, shall be prohibited during the general avian nesting season (February 1 —August 30), if feasible. If breeding season avoidance is not feasible, the applicant shall retain a qualified biologist to 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. The extent of the survey buffer area surrounding the site shall be established by the qualified biologist to ensure that direct and indirect effects to nesting birds are avoided. To avoid the destruction of active nests and to protect the reproductive success of birds protected by the MBTA and California Fish and Game Code (CFGC), nesting bird surveys shall be performed not more than 14 days prior to scheduled vegetation clearance and structure demolition. If no active nests are discovered or identified, no further mitigation is required. In Monitoring Responsible Monitoring Timing Frequency Agency Action Required Initial Date Comments The project lighting plan filed with the Planning Department and Engineering Division shall include outdoor lighting designed with downcast shielding. The plan check engineers will review the plans to ensure that they comply with this requirement. Prior to issuance of building permits. Once prior to issuance of certificate of occupancy City of West Covina Engineering Division and Planning Department Contractor shall limit all initial ground disturbing activities, including tree removal, to the time period between September land January 31. A qualified biologist shall prepare a pre-construction nesting bird survey if initial site disturbance cannot be conducted during the time specified above. The project applicant shall record the results of protective measures to document compliance with applicable state and federal laws and California Department of Fish and Wildlife (CDFW) requirements pertaining to protection of native birds. Monitor ground disturbing activities schedule prior to construction. Review pre-construction survey no more than two weeks prior to construction Review record of protective measures upon notice of located active bird nests. Once for survey; field verification periodically during construction. City of West Covina Planning Department, CDFW, and USFWS 2 Mitigation Monitoring and Reporting Program Compliance Verification Monitoring Responsible Monitoring Timing Frequency Agency Mitigation Measure/ Condition of Approval Action Required the event that active nests are discovered, a suitable buffer shall be established around such active nests and no construction shall be allowed within the buffer areas until a qualified biologist has determined that the nest is no longer active (e.g., the nestlings have fledged and are no longer reliant on the nest). No ground disturbing activities shall occur within this buffer until the qualified biologist has confirmed that breeding/nesting is completed and the young have fledged the nest. Nesting bird surveys are not required for construction activities occurring between August 30 and February 1. Construction personnel shall be instructed regarding the ecological sensitivity of the fenced area. The results of the survey shall be documented and filed with the Planning Director within five days after the survey. CULTURAL RESOURCES CR-1: Unanticipated Discovery of Cultural Resources In the event that archaeological resources are uncovered on the project site during any phase of project construction or land modification activities, work shall stop within a 100-foot radius of the discovery, the City Planning Director shall be notified, and a professional archaeologist that meets the Secretary of the Interior's Standards and Guidelines for Professional Qualifications in archaeology shall be retained to assess the nature, extent, and potential significance of the discovery. If the resources are determined by the professional archaeologist to be a unique archaeological resource as defined by Public Resources Code (PRC) Section 2103.2 of the Public Resources Code, the site shall be treated in accordance Contractor compliance and submit report, if necessary As necessary during grading or other ground disturbing activities As necessary for investigation and mitigation of identified resources City of West Covina Planning Department, qualified archaeologist or paleontologist, and Native American monitor, as necessary Initial Study -Mitigated Negative Declaration 3 City of West Covina Merrill Gardens Assisted Living and Memory Care Facility Compliance Verification Mitigation Measure/ Condition of Approval with the provisions of PRC Section 21083.2, and the applicant shall consult with the City to begin Native American consultation procedures, as appropriate. If the discovery is determined to be not significant, work will be permitted to continue in the area. Potentially significant resources may require a Phase II subsurface testing program to determine the resource boundaries within the project site, assess the integrity of the resource, and evaluate the site's significance through a study of its features and artifacts. If, in consultation with the City, a discovery is determined to be significant, a mitigation plan shall be prepared and implemented in accordance with state guidelines. If impacts to the resource cannot be avoided, a data recovery plan shall be developed to ensure collection of sufficient information to address archaeological and historical research questions, with results presented in a technical report describing field methods, materials collected, and conclusions. Any cultural material collected as part of an assessment or data recovery effort shall be curated at a qualified facility. The applicant shall bear the cost of implementing this mitigation. CR-2: Human Remains Recovery Procedures If human remains are discovered during grading Or other earth moving activities, the steps described in the State CEQA Guidelines Section 15064.5(e) shall be followed. The applicant shall bear the cost of implementing this mitigation. I. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until: Monitoring Responsible Monitoring Timing Frequency Agency Action Required Contractor compliance and submit report, if necessary As necessary during grading or other ground disturbing activities As necessary throughout ground disturbing activities City of West Covina Planning Department, Los Angeles County Coroner, qualified archaeologist or paleontologist, Native 4 Mitigation Monitoring and Reporting Program Mitigation Measure/ Monitoring Responsible Condition of Approval Action Required Monitoring Timing Frequency Agency a. The Los Angeles County Coroner must be contacted to determine that no investigation of the cause of death is required, and, b. If the Coroner determines the remains to be of Native American descent: i. The Coroner shall contact the NAHC within 24 hours. ii. The NAHC shall identify the person or persons it believes to be the most likely descended from the deceased Native American. iii. The most likely descendant may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of with appropriate dignity, the human remains and any associated grave goods as provided in PRC Section 5097.98, or, 2. Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance. The applicant shall bear the cost of implementing this mitigation. a. The NAHC is unable to identify a most likely descendant or the most likely descendant failed to make a recommendation within 24 hours after being notified by the commission. b. The descendant identified fails to make a recommendation; or, American monitor, and the NAHC (if necessary). Compliance Verification 5 Initial Study - Mitigated Negative Declaration Verification and approval of the applicant prepared NPDES and SWPPP Prior to the start of ground disturbing activities Once prior to the start of ground disturbing activities for City of West Covina Department of Public Works the NPDES and once prior to issuance of any grading or building permits for the SWPPP City of West Covina Merrill Gardens Assisted Living and Memory Care Facility Compliance Verification Mitigation Measure/ Condition of Approval c. The landowner or his authorized representative rejects the recommendations of the descendant, and the mediation by the NAHC fails to provide measures acceptable to the landowner. HYDROLOGY/WATER QUALITY HYD-1: Stormwater Runoff Prior to start of ground disturbing activities at the site, the project applicant shall obtain a General Permit for Discharges of Storm water Associated with Construction Activity to comply with the National Pollution Discharge Elimination System (NPDES), to control erosion and pollution during construction of the project. The project applicant shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) to be administered throughout project construction. The SWPPP must list Best Management Practice (BMP) features that that discharger (project applicant) will use to protect storm water runoff. Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SWPPP. HYD-2: Stormwater Management Plan The project applicant shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of the WCMC to ensure that stormwater runoff is managed for water quality concerns through implementation of appropriate and applicable best management practices (BMPs). Prior to issuance of any Monitoring Responsible Monitoring Timing Frequency Agency Action Required Verification and approval of the applicant prepared a SUSMP Prior to issuance of any grading or building permits Once prior to the start of ground disturbing activities City of West Covina Department of Public Works 6 Mitigation Monitoring and Reporting Program Compliance Verification Mitigation Measure/ Condition of Approval Monitoring Responsible Monitoring Timing Frequency Agency Action Required Initial Date Comments grading or building permits, the City of West Covina Department of Public Works shall approve the SUSMID. NOISE N01-1: Construction Equipment Noise Reduction During excavation and grading activities, construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturer's standards. NO1-2: Construction Staging Construction contractors shall locate equipment and materials staging in areas that will create the greatest distance between equipment and materials staging and nearby receptors. Review of construction specifications During grading and to verify compliance and field construction verification of compliance. Review of construction specifications During grading and to verify compliance and field construction verification of compliance. Once prior to issuance of grading permit and periodically throughout grading and construction Once prior to issuance of grading permit and periodically throughout grading and construction City of West Covina Building Division City of West Covina Building Division Initial Study -Mitigated Negative Declaration 7 City of West Covina Merrill Gardens Assisted Living and Memory Care Facility Compliance Verification Mitigation Measure/ Condition of Approval Monitoring Responsible Monitoring Timing Frequency Agency Action Required Initial Date Comments TCR-1: Unanticipated Discovery of Tribal Cultural Resources In the event that cultural resources of Native American origin are identified during ground disturbing activities, the City Planning Director shall consult with a qualified archaeologist and begin or continue Native American consultation procedures. If the City determines that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with state guidelines and in consultation with Native American groups. If the resource cannot be avoided, additional measures to avoid or reduce impacts to the resource and to address tribal concerns may be required. Consult with a qualified archaeologist and begin or continue Native American consultation procedures if cultural resources of Native American origin are identified. If the resources are determined to be a tribal cultural resource, a mitigation plan shall be prepared and implemented in accordance with state guidelines and in consultation with Native American groups. During grading Periodically throughout grading City of West Covina Planning Department, Native American monitor, and the NAHC if necessary) 8 ATTACHMENT NO. 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF PRECISE PLAN NO. 16-07 AND TREE REMOVAL PERMIT NO. 17-03 PRECISE PLAN NO. 16-07 TREE REMOVAL PERMIT NO. 17-03 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Andy Loos, Merrill Gardens at West Covina, LLC LOCATION: 1400 West Covina Parkway WHEREAS, there was filed with the City, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to: Construct a 121,061 square-foot assisted living and memory care facility on that certain property described as: Assessor's Parcel No. 8474-002-008, in the records of the Los Angeles County Assessor; and WHEREAS, a Conditional Use Permit for the operation of an assisted living/memory care facility (skilled nursing and assisted living facilities) has been submitted for the development of the project; and WHEREAS, a Variance has been submitted to deviate from zoning regulations related to front setback requirements and the landscaping requirement for the front setback; and WHEREAS, the Planning Commission upon giving the required notice did on the 26 th day of September 2017, conduct a duly advertised public hearing as prescribed by law to consider said application. WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: ZACase FilesTP12016116-07 1400 WC Pkwy.Merrill Gardens \PC1PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26,2017 - Page 2 1. The applicant is requesting approval of a precise plan to approve the design and allow the construction of a 121,061 square-foot assisted living and memory care facility. 2. Appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. 3. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. The project is a request for a Precise Plan to allow for the construction of a 121,061 square-foot five-story assisted living/memory care facility. The site will be improved with a surface parking lot that will include 66 parking spaces. The applicant is also requesting approval of a Conditional Use Permit for the operation of an assisted living/memory care facility, as well as a Variance for the front setback and required front setback landscaping. The project site is designated as "Neighborhood High" in the City's General Plan ZACase Files TP12016\16-07 1400 WC Plcwy.Merrill Gardens\PCIPP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 3 and is zoned "Regional Commercial" (R-C)'. The proposed project is consistent with the following General Plan policies and actions: Our Prosperous Community P2.1. Maintain and enhance the City's current tax base. Our Prosperous Community P2.6 Create a diversity of housing options. Our Well Planned Community P3.4 Direct new growth to downtown area and the corridors. Adapt economically undenised and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. h. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code. The project consists of a proposal to construct a 121,061 square-foot five- story story assisted living/memory care facility. The applicant is also requesting approval of a Conditional Use Permit for the operation of an assisted living/memory care facility, as well as a Variance for the front setback and required front landscaping. The proposed project includes parking and landscaping improvements. The proposal complies with the requirements of the "Regional Commercial" (R-C) Zone. The proposed project meets all applicable development standards for the R-C zone, with the exception of the front setback and front setback landscaping requirements. Therefore, approval of a Variance will be required. Applicable development standards in the Zoning Code include but are not limited to screening requirements; building colors, materials, finishes and exterior design; landscape criteria; building coverage; height limit; and off-street parking requirements. c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. The proposed project is primarily surrounded by non-residential commercial and office uses. A single-family residential neighborhood is located across from the project on the other side of Sunset Avenue, approximately 125 feet from the project site. I Note that the application was submitted in October, 2016 and is therefore subject to the Zoning Code regulations and standards that were in effect at that time. ZACase Files\PP12016116-07 1400 WC Pkwy.Merrill Gardens\PC\PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 4 The project will include landscaping throughout the site, as well as gardens and seating areas for residents, including a rooftop garden. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. The proposed project will be located at the southwest intersection of West Covina Parkway and Sunset Avenue. The Regional Commercial zoning designation allows for a wide array of uses including assisted living/memory care facilities. The proposed development will be accessed from West Covina Parkway. The site is 1.6 acres and is physically suitable for the proposed project and adequate to accommodate the size and shape of the building, parking and all required development standards set forth in the West Covina Municipal Code, with the exception of the front setback, front setback landscaping and rear setback. The subject project is an infill development and is therefore located within an urbanized area where utility connections are readily available. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. The building design is contemporary in style and provides for a variety of articulation in building surfaces and a variety of facade materials. The building includes five floors. The façade design will include varying roof heights. Building heights range from 37 feet to 61 feet as measured from the finished grade. Dry stack stone veneer ("Southwest Blend Ledgestone") is provided throughout the front, rear and side elevations of the building. The front entryway (east elevation) will have aluminum framing with both light and dark glass. Some first floor walls of the facade will be planted with self- clinging vines. The exterior of the building will include a mixture of grey and dark brown colored smooth stucco cement plaster, fiber cement and lap siding. The sidewalk and entry at the front of the building will be stained and scored accent concrete. The front elevation will include an outdoor seating area for the assisted living residents. The outdoor seating area includes a roof and decorative fencing. The decorative fencing is also provided on the balconies that are included on each facade. Decorative freestanding light fixtures are proposed to provide accent lighting at night. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 16-07 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, Z:\Case Files\PP12016116-07 1400 WC Plcwy.Merrill Gardens\PC\PP Reso .doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26,2017 - Page 5 except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued. 3. That the precise plan shall not be effective for any purpose until the applicant (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth below. Additionally, no permits shall be issued until the applicant (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the precise plan is subject to the following conditions: PLANNING DEPARTMENT a) Comply with plans reviewed by the Planning Commission on September 26, 2017. b) Approval of this precise plan is contingent upon, and shall not become effective unless and until approval of Conditional Use Permit No. 16-12 and Variance No. 16- 20. a. These conditions of approval shall be printed on or attached to the working drawings submitted to the Building Division for approval. c) That the project complies with all requirements of the "Regional Commercial" Zone and all other applicable standards of the West Covina Municipal Code with approval of the Variance for the front building setback and front setback landscaping. d) A bus stop shall be provided along the South Sunset Avenue frontage. The bus stop shall include decorative accent paving, a bench and landscaping, subject to the review and approval of the Director of Planning. e) Decorative accent paving shall be provided on the corner sidewalk and at the residential entry at the intersection of South Sunset Avenue and West Covina Parkway, subject to the review and approval of the Planning Department. The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. Z:\Case Files TP12016\16-07 1400 WC Pkwy.Merrill Gardens \POPP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 6 The approved use shall be in compliance with the Noise Ordinance (Chapter 15). h) This approval shall become null and void if the building permit is not obtained within one (1) year of the date of this approval. i) The applicant shall sign an affidavit accepting all conditions of this approval. j) That any proposed change to the approved site plan, floor plan or elevations be reviewed by the Planning, Building, Fire and Police Departments and that the written authorization of the Planning Director shall be obtained prior to implementation. k) Graffiti-resistant coatings shall be used on all walls, fences, sign structures or similar structures to assist in deterring graffiti. 1) Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. m) All outstanding fees and Development Impact Fees will be due at the time of building permit issuance. n) All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). o) This approval does not include approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. All approved materials and colors shall be clearly indicated on the plans. q) Areas where a two-foot parking space overhang is utilized shall not be calculated as landscaped area for purposes of complying with minimum landscape requirements. r) All new ground-mounted, wall-mounted and/or roof-mounted equipment not shown on the approved plans shall be screened from all views, in a manner that is architecturally compatible with the main building. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval prior to the issuance of building permits. s) The location of new electrical transformers, vaults, antennas, mechanical and all other equipment not indicated on the approved plans must be approved by the Planning Director prior to the issuance of building permit. Provide construction details prior to issuance of a building permit. ZACase FilesIPP12016116-07 1400 WC Plcwy.Merrill Gardens\PCTP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 7 t) All new pole mounted parking lot lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. u) A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the Planning Department and the City Engineer. v) Building and parking lot lighting is required to be architecturally integrated with the building design. Standard security wall packs are not acceptable unless they are provided with hooding that is architecturally compatible with the building. w) The parking lot shall comply with requirements of the Parking Lot Design and Lighting standards. x) A 12-foot turnaround shall be provided at the end of the dead end drive aisle. The turnaround space shall be painted with diagonal hatch marks and signed to indicate it is not a parking space. 3') Prior to the issuance of building permits the applicant shall demonstrate, to the satisfaction of the Planning Director, that all roof mounted mechanical equipment is placed behind a permanent parapet wall and is completely restricted from all ground level views, pursuant to Section 26-568 of the Municipal Code. z) The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure washed as needed to maintain the site in a clean and orderly manner. aa) 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 all planted areas to be affected by project. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. bb) The landscaping plan shall include the planting of replacement trees pursuant to Tree Removal Permit No. 17-03. The three significant trees removed shall be replaced at a 2:1 ratio and a minimum 24-inch box, cc) All trees shall be indicated on the grading plan, including trees on, or near the property line on adjacent properties. The trees shall be marked as to whether they will be preserved or removed. Trees that are preserved should not be topped but should be pruned to preserve their natural form. Z:\Case Files\PP\2016\16-07 1400 WC Pkwy.Merrill Gardens\PC \PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 8 dd) 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. ee) All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorative block wall with a gate constructed of durable materials and a solid architectural cover. Provide construction details prior to issuance of a building permit. ft) Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. gg) Prior to requesting a final inspection, the Planning Department shall inspect the development. hh) All new utilities shall be placed underground prior to issuance of Certificate of Occupancy per WCMC 23-273. ii) 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. jj) All parking facilities shall comply with the "Parking Lot Design and Lighting Standards." kk) 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. 11) Comply with the mitigation measures as outlined in the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program dated July 2017. ZACase Files TP12016116-07 1400 WC Pkwy.Merrill Gardens\PC \PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 9 mm) The Zoning Code gives provisions for up to three one-year extensions to keep entitlements active. Therefore, prior to final approval, (if building permits have not been obtained) you are urged to file a letter with the department requesting a one- year extension of time. The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement. nn) If the existing rooftop wireless facility is proposed to be replaced, an Administrative Use Permit is required to submitted and approved prior to installation. oo) The new development shall comply with the Development Impact Fees (Ordinance No. 2286 and Resolution No. 2015-81). Development Impact Fees for non-residential development are calculated at $1.48 per square foot. The code allows for a credit for existing structures to be demolished. There is an existing 18,948-square foot structure on the lot, to be demolished. The proposed building would total 121,061 square feet in size. The developer will pay fees estimated at $151,127,24 (102,113 sq. ft. x 1.48 $151,127.24). The impact fees will be due at the time of building permit issuance. PP) Street trees for Sunset Avenue are Canary Island Pine, Silver Dollar Gum, or Gingko. Street trees for West Covina Parkway are Bottle Tree, Floss Silk, Liquid Amber or Magnolia. qq) During construction, the delivery of materials and equipment, outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. rr) Comply with all mitigation measures specific in the Mitigated Negative Declaration of Environmental Impact. ss) BUILDING DIVISION 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 Building Code (CBC) 3. Separate application(s), plan check(s), and permit(s) is/are required for: i) Grading (see Engineering Division for requirements) ii) Demolition work iii) Retaining walls (see Engineering Division for requirements) iv) Block walls exceeding 6 feet in height v) Signs Z: \Case Files\PP12016\16-07 1400 WC Pkwy.Merrill Gardens \POPP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 10 vi) Fire sprinkler/Alarm systems (See Fire Department Prevention Bureau for requirements) vii) Plumbing viii) Mechanical ix) Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 5. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 6. Compliance to California Green Building Standards Code will be required. Submit design for review at formal plans review. 7. Separate plumbing, mechanical and electrical plan check will be required. Submit design for review at formal plans review. i) A soils and geology report is required to address the potential for and the mitigation measures of any seismic induced landslide/liquefaction. Soils report shall address foundation design and site preparation requirements. 8. Compliance with OSHPD 3 requirements may be required if the business operation requires licensure with the California Department of Health Services. 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 per WCMC 23-273. 10. A complete code analysis is required. Address type of construction, occupancy, exiting, allowable areas, allowable heights, etc. Provide a summary on the drawing. 11. Compliance with the State of California Accessibility regulations is required, including : a. Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. b. Accessible parking: i. Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. ZACase Files\PP\2016 116-07 1400 WC Pkwy.Merrill Gardens \POPP Reso.do Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 11 ii. Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. iii. Comply with additional parking required for clinics as required. c. Residential units shall comply with both CBC Chapters 11A and 11B governing accessibility. d. All common employee areas shall be accessible except works stations meeting code definitions. e. All restrooms serving the building shall be accessible. f. Aisles and seating shall be accessible. g. Drinking fountains (high/low) are required to be accessible. h. All public telephones, if provided, shall be accessible. At least one and 25% shall be equipped for hearing impaired, volume control. At least one telephone shall comply with CBC 11178.2.9.2 for text telephones where there are at least 4 phones on the site. i. Sound systems for meetings or assembly use shall comply with assistive listening. 12. Provide fire sprinklers pursuant to West Covina Municipal Code and California Building Code. 13. Total plumbing fixtures required shall be determined by California Plumbing Code (CPC). 14. Grease interceptor is required. Design and installation shall comply with California Plumbing Code. 15. Type I grease duct is required. Provide complete design per California Mechanical Code. tt) ENGINEERING DIVISION 1. 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. The required street improvements shall include that portion of West Covina Parkway and Sunset Avenue contiguous to subject property. 4. All existing concrete driveway approaches and wheelchair ramps shall be removed (if required) and reconstructed to meet current ADA requirements. Z:\Casc Files TP12016\16-07 1400 WC Pkwy.Merrill Gardens\PC \PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 12 5. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstruct per City standard. 6. The developer shall either deposit $25,000 prior to the issuance of building permits or provide street pavement rehabilitation work up to centerline of West Covina Parkway and Sunset Avenue contiguous to subject property. 7. A five foot required street dedication shall include that portion of West Covina Parkway 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. 8. Ten foot wide sidewalks shall be maintained along West Covina Parkway and Sunset Avenue adjacent to curb). Street trees in tree wells shall be installed behind the sidewalk with irrigation 9. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 10. Parking lot and driveway improvements on private property for this use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City of West Covina Standards. 11. Prior to issuance of Building Permit, all of the following requirements shall be satisfied: a) A final grading and drainage plan showing existing and proposed elevations and drainage structures (and showing existing and proposed on- site and off-site improvements) shall be submitted to and approved by the Planning Department and Engineering Division. b) A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the City Engineer. e) 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. Z:\Case Files \PP 12016 116-07 1400 WC Pkwy.Merrill Gardens\PC \PP Reso.doc Planning Commission Resolution No. Precise Plan No. 16-07 September 26, 2017 - Page 13 12. 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. 13. Submit Traffic Study. 14. All trash enclosure shall have a solid cover in compliance with Los Angeles Regional Water Quality Control Board requirements. 15. Conduct sewer capacity study of existing sewer facilities to serve proposed development prepared by engineer (signed and stamped). 16. Installation of grease interceptors or other devices that prevent the discharge of fats, oil, and grease to the public sewer if food preparation facility is a part of the development. 17. Reduce radius of curve at the southwest corner of West Covina Parkway and Sunset Avenue from 35-feet to 25-feet. uu) POLICE DEPARTMENT 1. CCTV System Requirements: i) 960H (960 x 480) recording resolution. ii) H264 video compression. iii) Real-time recording 30 fbs per channel @ 960 resolution iv) 2048 bit rate v) 1 TB hard disk drive at a minimum and larger if the number of cameras require more storage to meet the 30 day storage minimum. vi) Fixed cameras with complete coverage of areas that do not infringe on the privacy of patrons, PTZ (pan, tilt, zoom) optional vii) Recordings preserved for a minimum of 30 days (30 day loop minimum) viii) DVR must contain a USB port for police department personnel to easily access system and download video vv) FIRE DEPARTMENT 1. Provide NFPA 13D/13R113 Fire Sprinkler System. 2. NFPA 14 — Standpipe System/Yard Standpipes required. 3. Install NFPA 72 — Fire Alarm/Fire Sprinkler Monitoring System. 4. Install NFPA 17/17A Wet/Dry chemical fire extinguishing system. 5. Install NFPA 10— Portable Fire Extinguishers. ZACase Files\PP12016116-07 1400 WC Pkwy.Merrill Gardens \POPP Reso.doc Planning Commission Resolution No. Precise Plan No, 16-07 September 26, 2017 - Page 14 6. New Fire Flow Test is required. 7. Required Fire Flow of 2,000 GPM @ 20 PSI for two (2) hours. 8. Provide two (2) fire hydrants within 225 feet of the property line. 9. Hard-wired smoke detectors with battery back-up are required. 10. Carbon Monoxide detectors are required. 11. Memory Care areas utilizing delayed egress devices will require an approved, interconnected smoke detection system. 12. If any portion of the building is further than 150 feet from Fire Department access at either street-curb, a 20-foot minimum fire lane, with an approved turnaround, is required and shall be provided. NOTE: Additional Fire Department Requirements may be set upon future review of a full set of architectural plans. I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 26 th day of September, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: September 26, 2017 EXPIRATION DATE: September 26, 2018 if not used Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:\Casc Files\PP12016116-07 1400 WC Pkwy.Menill Gardens \PC \PP Reso.doc ATTACHMENT NO. 3 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CONDITIONAL USE PERMIT NO. 16-12 CONDITIONAL USE PERMIT NO. 16-12 MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL IMPACT APPLICANT: Andy Loos, Merrill Gardens at West Covina, LLC LOCATION: 1400 West Covina Parkway WHEREAS, there was filed with the City, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a conditional use permit to: Construct a 121,061 square-foot assisted living and memory care facility on that certain property described as follows: Assessor's Parcel No. 8474-002-008, in the records of the Los Angeles County Assessor; and WHEREAS, a Precise Plan for the site plan and architectural design of an assisted living/memory care facility (adult care center) has been submitted for the development of the project; and WHEREAS, a Variance has been submitted to deviate from zoning regulations related to front setback requirements and the landscaping requirement for the front setback; and WHEREAS, the Planning Commission upon giving the required notice did on the 26 th day of September, 2017, conduct a duly advertised public hearing as prescribed by law to consider said application. WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting approval of a Conditional Use Permit to allow the operation of an assisted living/memory care facility within a new 121,061 square-foot building. 2. Findings necessary for approval of a conditional use permit are as follows: ZACase FitesTP12016116-07 1400 WC Pkwy.Merrill GardensTC\CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-12 September 26, 2017 - Page 2 a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity, c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. 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, BE IT RESOLVED, by the Planning Commission of the City of West Covina as follows: 1. On the basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings for approval of a conditional use permit: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility that will contribute to the general well being of the neighborhood or community. The proposed facility is both necessary and desirable at the subject location in order to offer a needed service to West Covina senior citizens. The subject property is for the most part surrounded by commercial and office uses. A single-family neighborhood is located across Sunset Avenue (a Commercial/Mixed-Use Thoroughfare according to the General Plan) on the east side of the site. The residential neighborhood is located approximately 125-feet from the site and is also buffered from the project site by Sunset Avenue. The development will provide a needed service to the community, and will be aesthetically and functionally compatible with nearby developments. ZACase Files\PP 12016116-07 1400 WC Pkwy.Merrill Gardens\PC\CUP Reso.doe Planning Commission Resolution No. Conditional Use Permit No. 16-12 September 26, 2017 - Page 3 b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed use is compatible with surrounding commercial, office and residential uses. The site plan is designed to accommodate efficient vehicular circulation on-site without creating impacts on adjacent properties. Conditions have been placed on the project approval to ensure the proposed use does not result in impacts to adjacent properties. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. The existing 1.6-acre site is adequate in size to accommodate the proposed project. The proposed site plan provides sufficient landscaping around the perimeter of the building and parking lot. Sufficient parking exists on the site to accommodate the proposed use. The proposed use can be accommodated on the subject property in such a way that it will be compatible with surrounding uses. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and the street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets. The proposed project will not generate a substantial amount of vehicular traffic nor alter present circulation patterns. The subject site's abutting streets are adequate in width and improvements to accommodate the proposed use (Sunset Avenue is designated in the General Plan as Commercial/Mixed-Use Thoroughfare and West Covina Parkway is designated as Commercial/Mixed-Use Main). The existing street patterns will not necessitate channeling traffic generated by the proposed use through residential areas. Kunzman Associates, Inc. prepared a traffic analysis for the project, dated June 22, 2017, to assess traffic impacts. The traffic analysis evaluated potential project-related traffic impacts at six key intersections in the vicinity of the project site: • Toluca Avenue and W. Covina Parkway • Project site driveway on W. Covina Parkway • Sunset Avenue and Plaza Drive • W. Covina Parkway and Sunset Avenue • Sunset Avenue and Cameron Avenue • W. Covina Parkway and Fashion Plaza Way Z:\CaseFiles\PP\2016\16-07 1400 WC Pkwy.Merrill Gardens\PCICUP Reso.doe Planning Commission Resolution No. Conditional Use Permit No. 16-12 September 26, 2017 - Page 4 The traffic impact analysis determined that the addition of project-related trips to existing traffic levels would have no impact on study intersections, and that project traffic would fall below significant impact thresholds. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the Conditional Use Permit to allow the operation of an assisted living/memory care facility will not adversely affect the West Covina General Plan, since the proposed use does not conflict with the site's land use designation of "Neighborhood High." The proposed project is consistent with the following General Plan goals: Our Prosperous Community P2.1. Maintain and enhance the City's current tax base. Our Prosperous Community P2.6 Create a diversity of housing options. Our Well Planned Community P3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Conditional Use Permit No. 16-12 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 conditional Use Permit 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 a certificate of occupancy is issued, and the violation of any of which shall be grounds for revocation of said conditional use permit by the Planning Commission or City Council. 3. The conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorney's fees, caused by the applicant's violation of any condition imposed by this ZACase FilesTP12016116-07 1400 WC Pkwy.Merrill Gardens\PC1CUP Reso.doe Planning Commission Resolution No. Conditional Use Permit No. 16-12 September 26, 2017 - Page 5 approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the conditional use permit is subject to the following conditions: PLANNING DEPARTMENT a. Comply with plans reviewed by the Planning Commission on September 26, 2017. a. Approval of this conditional use permit is contingent upon, and shall not become effective unless and until approval of Precise Plan No. 16-07 and Variance No. 16- 20. b. These conditions of approval shall be printed on or attached to the working drawings submitted to the Building Division for approval. c. Comply with all requirements of the "Regional Commercial" (R-C) Zone and all other applicable standards of the West Covina Municipal Code. d. The conditional use permit may be revoked, amended or suspended by the Planning Commission under the provisions of Section 26-253 of the West Covina Municipal Code for appropriate cause. e. In the event that the availability of parking is negatively impacted, the Planning Commission shall review the conditional use permit for the use and may, at its discretion, modify or impose new conditions or suspend or revoke the conditional use permit pursuant to Section 26-253 of West Covina Municipal Code. f. This approval is for a Residential Care Facility for the Elderly including related ancillary services. At least one occupant of each unit shall be at least sixty (60) years of age. No other forms of residential use are allowed under this approval. g. The Applicant shall obtain and maintain any required State or Federal licenses for the assisted living and memory care facility. If any state or federal licenses are not obtained and maintained then this conditional use permit shall become null and void h. Outdoor storage is prohibited. i. Licenses and permits as required in Chapter 14 of the West Covina Municipal Code shall be obtained prior to the start of the operation of the use. The approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. k. The applicant shall comply with all applicable health and safety codes. Maw Files1PP12016116-07 1400 WC Pkwy.Merrill GardensIPC\CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-12 September 26, 2017 - Page 6 1. Any proposed change to the approved site plan and floor plans shall be first considered by the Planning Depattment, Engineering Department, Building Division, and Fire Department, and shall require the written authorization of the Planning Director prior to implementation. m. The use shall not create any loud and unnecessary noise as defined in Section 15-85 of the West Covina Municipal Code. n. This Conditional Use Permit approval shall become null and void if the building permit is not obtained within one (1) year of the date of this approval. o. The Zoning Code gives provisions for up to three one-year extensions to keep entitlements active. Therefore, prior to final approval, (if building permits have not been obtained) you are urged to file a letter with the department requesting a one- year extension of time, The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement. P. 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. q. The building cannot be converted to a form of housing that is not exclusively for senior citizens without the review of the Planning Commission at a noticed public hearing. r. All required State of California and Los Angeles County licenses and certifications for an assisted living and memory care facility shall be continuously maintained. Mase Files\PP 12016\16-07 1400 WC Pkwy.Merrill Gardens\PC\CUP Reso.doc Planning Commission Resolution No. Conditional Use Permit No. 16-12 September 26, 2017 - Page 7 I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a special meeting held on the 26 th day of September, 2017, by the following vote: AYES: NOES: ABSTAIN: ABSENT: DATE: September 26, 2017, 2017 EXPIRATION: September 26, 2018 if not used Don Holtz, Chairperson Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files1P1312016116-07 1400 WC Pkwy.Merrill Gardens \PC\CUP Reso.doc ATTACHMENT NO. 4 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF VARIANCE NO. 16-20 VARIANCE NO, 16-20 MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL IMPACT APPLICANT: Merrill Gardens at West Covina, LLC LOCATION: 1400 West Covina Parkway WHEREAS, there was filed with the 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 1. Front setback of a minimum of 5 feet and an average of 15 feet (request front setback of 0 — 6 feet); and 2. Front yard setback landscaping of 5 feet (with less than 5 feet of landscaping in front of building); and on that certain property generally described as follows: Assessor's Parcel No. 8474-002-008, in the records of the Los Angeles County Assessor; and WHEREAS, a Precise Plan for the site plan and architectural design of an assisted living/memory care facility (adult care center) has been submitted for the development of the project; and WHEREAS, a Conditional Use Permit for the operation of an assisted living/memory care facility has been submitted for the development of the project; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 26 th day of September, 2017, conduct a duly noticed public hearing to consider said application; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The Zoning Code requires a minimum 5-foot front setback with an average setback of 15 feet. In addition, the five feet of the front yard nearest the front property line is required to be landscaped. For the proposed project, the front setback ranges from 0 feet to 6 feet and only minimal landscaping is provided along West Covina Parkway. Z:\Case FilesTP12016116-07 1400 WC Pkwy.Merrill Gardens\PCWAR Reso.doc Planning Commission Resolution No. Variance No. 16-20 September 26, 2017, 2017 - Page 2 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. 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. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. The application for this project was submitted in October, 2016, prior to the adoption of the Downtown Plan and Code in December 2016. Therefore, the project is subject to the Zoning Code regulations and standards that were in effect at that time. These standards require an average setback for the front yard of 15 feet; and that the 5 feet of the front yard nearest the front property line shall be landscaped. However, a very important goal of the Downtown Plan and Code is to: "Make great places by insisting on the highest standards of quality in architecture, urban design and landscape architecture (Goal 6). Action 6.1a related to this goal calls for adoption of a new form-based development code for the Downtown area that emphasizes pedestrian orientation, integration of land uses and treatment of streetscapes as community living spaces. ZACase Files\PP \2016 116-07 1400 WC Pkwy.Merrill Gardens\PCWAR Reso.doc Planning Commission Resolution No. Variance No. 16-20 September 26,2017, 2017 - Page 3 To that end, the Code for the Downtown Plan does not require setbacks between buildings and the street. This encourages interaction between street activities and activities inside the building. In addition, the Downtown Plan calls for windows in facades facing streets, as well as outdoor seating and wide sidewalks. Granting a Variance for the front setback and landscape requirement will allow the applicant to develop a project that will better serve the City's future vision for development in the Downtown area, as provided for in the Downtown Plan & Code and General Plan Update, which were adopted by the City Council in December 2016. The Downtown Plan & Code places great emphasis on active streetscapes with buildings located on the property line and featuring windows and seating areas. To encourage this active streetscape environment, setbacks on street frontages are not required. Also consistent with the Downtown Plan vision of providing life to the street and activating the public realm, the Applicant is providing windows in the front building facade along West Covina Parkway. Covered benches have been incorporated on the building exterior. All windows in the common areas on the first floor will be floor- to-ceiling. Building program elements that are accessible to the public are included in the building perimeter. These elements include a beauty salon and a theater. 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 Variance will ensure that the proposed project will better serve the City's future vision for development in the Downtown area, as provided for in the Downtown Plan & Code. The Downtown Plan & Code places great emphasis on active streetscapes with buildings located on the property line and featuring windows and seating areas. To encourage this active streetscape environment, setbacks on street frontages are not required. The proposed Variance will preserve the future property right that is possessed by other property in the vicinity. C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. The granting of a Variance will not be detrimental or injurious to the public welfare or other properties in the surrounding zone or vicinity in that the variance will allow for development that is consistent with the vision for the recently adopted Downtown Plan and Code d. That the granting of such variance shall be consistent with the adopted general plan and any applicable specific plans. ZACase Files TP12016\16-07 1400 WC Pkwy.Merrill Gardens\PCIVAR Reso.doc Planning Commission Resolution No. Variance No. 16-20 September 26, 2017, 2017 - Page 4 The granting of this Variance will aid with implementation of the following goals of the adopted General Plan: Our Prosperous Community P2.1. Maintain and enhance the City's current tax base. Our Prosperous Community P2.6 Create a diversity of housing options. Our Well Planned Community P3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing. 2. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 16-20 is approved subject to provisions of the West Covina Municipal Code, provided physical development of the herein described property shall conform to said plan and conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and violation of any of which shall be grounds for revocation of said Variance by the Planning Commission or City Council. 3. That the Variance shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Department his affidavit stating he is aware of, and accepts, all conditions of this Variance as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with processing this application pursuant to City Council Resolution No. 8690. 4. Costs and expenses of enforcement activities, including, but not limited to attorneys' fees, caused by applicant violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by applicant. 5. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 16-20 is approved as follows, subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on September 26, 2017. b. Approval of this Variance is contingent upon, and shall not become effective unless and until approval of Precise Plan No. 16-07 and Conditional Use Permit No. 16-12. ZACase Files\PP 12016\16-07 1400 WC Pkwy.Men-ill Gardens \PC\VAR Reso.doc Planning Commission Resolution No. Variance No. 16-20 September 26, 2017, 2017 - Page 5 C. Comply with all requirements of the "Regional Commercial" (R-C) Zone. d. The Variance from stated development is granted only to the extent stated herein and reflected on approved plans and no further. The Variance is for a deviation from the front yard setback requirement (0 to 6 feet instead of an average of fifteen feet) and the 5-foot landscaping requirement for the front setback. Further deviations may only be allowed through the granting of an additional Variance. e. The Zoning Code gives provisions for up to three one-year extensions to keep entitlements active. Therefore, prior to final approval, (if building permits have not been obtained) you are urged to file a letter with the department requesting a one- year extension of time. The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement. I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 26 1 day of September 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: September 26, 2017 EXPIRATION DATE: September 26, 2018 if not used Don Holtz, Chairperson Planning Commission Jeff Anderson, Secretary Planning Commission Z:1Case Files1P1312016116-07 1400 WC Pkwy.Merrill Gardens1PC1VAR Reso.doe ATTACHMENT NO. 5 NOTICE OF COMMUNITY MEETING WEST COVINA CITY HALL COMMUNITY ROOM THURSDAY JANUARY 19, 2017 AT 7PM SUBJECT: PROPOSED MERRILL GARDENS SENIOR HOUSING PROJECT RECEIVED JAN 10 2017 PLANNING DEPT. PROJECT ADDRESS: 1400 WEST COVINA PARKWAY (Corner of West Covina Parkway and Sunset Avenue, currently the location of the Bright Dental building) PROJECT DESCRIPTION: PROPOSED PROJECT TO INCLUDE 96 UNITS OF ASSISTED/INDEPENDENT SENIOR APARTMENTS IN ADDITION TO 13 MEMORY CARE UNITS FOR A TOTAL OF 109 UNITS THE MEETING: PLEASE JOIN THE DEVELOPMENT TEAM AS THEY SHARE THE PRELIMINARY DESIGN CONCEPTS OF THE PROJECT FOR YOUR INFORMATION. YOU WILL BE GIVEN THE OPPORTUNITY TO ASK QUESTIONS AFTER THE BRIEF PRESENTATION. WE ARE INTERESTED IN YOUR FEEDBACK ON THE DESIGN OF THE PROJECT. NOTE: THIS IS AN INFORMATIIVE MEETING ONLY AND NO DECISIONS ABOUT THE PROJECT WILL BE MADE AT THIS MEETING WE LOOK FORWARD TO SHOWIING YOU THIS EXCITING ADDITION TO THE WEST COVINA COMMUNITY The Community Meeting for the Design of the Senior Housing Project will be held: Location — Community Room at West Covina City Hall at 1444 West Garvey Avenue South - Level One Date —January 19, 2017 Time - 7pm lf you are unable to attend and wish to find out more information or make comments, please email: Andy Leos Andy@JSRMDevelopment.com ATTACHMENT NO. 6 Summary Business Plan Merrill Gardens at West Covina 1400 West Covina Blvd. Merrill Gardens (MG) and SRM Development (SRM) are making application for the development of an independent & assisted living community with memory care (RCFE). Additional background on MG and SRM is provided below. The preliminary plans for Merrill Gardens at West Covina include approximately 109 independent/assisted living/memory care units targeted to seniors aged 75 and alder. All the units will be licensed to provide assisted living services (ex. bathing, dressing, grooming, medication management), but the units will target both independent and assisted living seniors. The difference between independent seniors and assisted seniors in a Merrill Gardens project is not really age; it is simply the level of care required The average age is around 85 years old yet most of the seniors that choose to live in Merrill Gardens remain active and require very limited assistance. The Memory Care section of the building is secured to accommodate the special needs of those residents while affording them the same high level of nutrition and care that is provided in the Independent/Assisted Living portion of the community. The attractive features of a Merrill Gardens community include well-sized apartments with kitchens (except the memory care units), outdoor courtyards, common area amenities, quality architecture, and first-class programming. Each of these elements is present in all Merrill Gardens communities and will be part of Merrill Gardens at West Covina as well. Some of the specific amenities include a wine bar/bistro, dining room, hair salon, library, activity room, wellness/fitness center, shuttle transportation, concierge services, and daily activities. Residents at Merrill Gardens may choose to rent a studio, one bedroom, or two bedroom unit on a month to month basis. Studios typically range from 450 SF — 550 SF, one bedrooms range from 650 SF to 750 SF, and two bedrooms range from 950 SF to 1,050 SF. All units come with fully equipped kitchens and washer dryers. The rent includes all utilities except phone, two meals per day, weekly linen service, daily activities, transportation, and access to all common area amenities described above. Assisted living services are charged separately based on the level of assistance required. The quality of Merrill Gardens' projects and corresponding rental rates are intended to target middle to upper income seniors looking for a residential environment with care options available as required. Staffing is critical for the efficient operation of every Merrill Gardens Community. Merrill Gardens would typically staff a project such as this as follows: Number of Employees: 23 Maximum per shift: 18 Time of Maximum Shift: 9am- 6pin The Assisted Living area would typically have the most staff since that is where the administration and food service is located. There would typically be three to six staff members present in the Memory Care Unit depending upon the time of day. Peak would be during meal times. Job Classifications : Salary Staff General Manager Assisted Living Supervisor Dining Services Manager Hourly Staff Community Relations Director Active Living Director Maintenance Supervisor Bookkeeper Nurse (where required) Senior Cook Concierge Maintenance Person Personal Pathways Coordinator Dining Room Lead Cook Sr. Caregiver Activities Assistant Housekeeping Supervisor Receptionist Caregiver Housekeeper Dining Room Servers Dishwasher We would expect that all of these employees would be hired from the surrounding community. A very important aspect of every Merrill Gardens community is the architectural design. As such, SRM Development and Merrill Gardens take pride in working with the community stakeholders to create a project that "fits" into the surrounding neighborhood. Although Merrill Gardens' communities all have similar common areas and unit types to meet the required programming needs for seniors, there is no prototypical architectural design for a Merrill Gardens community. As a result, the exterior architecture varies from project to project based on input from the local design review committees and neighborhood groups. This process has worked tremendously well in the past and has led to numerous -architectural design awards for recent Merrill Gardens and SRM Development projects. Company Backgrounds: Merrill Gardens and SRM Development have worked together for over ten years developing, constructing, and operating senior housing projects across the western US. Collectively, as joint venture partners, they have completed thirteen projects with the capacity to serve over 2,000 seniors throughout Washington, California, and Nevada. Merrill Gardens: A One of a Kind Retirement Comnumity Merrill Gardens is one of the top owner/operators of independent and assisted living retirement communities in the country. Merrill Gardens is a family-owned, private company that started with one community in 1993. Since then the company has owned and managed over 70 communities in 10 states with the capacity to serve over 9,000 residents. The management and resources of the Seattle, Washington based company ensure high standards of service and a long-term commitment to lifestyle, quality, security and privacy in ail Merrill Gardens communities. The company is built on a strong foundation of family, community, long-term commitment and entrepreneurial spirit. Merrill Gardens has been named the Washington State Family Business of the Year three times in the past ten years and the Better Business Bureau of Washington and Oregon named Merrill Gardens Business of the Year in the large business category. For more information visit the company website at www.merrillgardens.com . SRM Development: A Different Kind of Development Company SRM Development is a fully-integrated real estate development and construction firm specializing in the development of mixed-use, multifamily and senior housing projects in high barrier to entry markets in the western US. Since 2002, SRM has successfully completed over $1 billion of projects. SRM's current projects total approximately 1 million square feet and over 1,000 units throughout California and Washington. SRM is privately funded with a diverse network of capital sources including high net worth individuals, private equity partners, REITs, and other large institutional investors. SRM Development focuses on the long term ownership -of real estate through developing, building, and managing its properties. SRM has in-house expertise in acquisitions, development, construction management, finance, and asset management. This allows SRM to oversee all aspects of a project from "cradle to grave," resulting in better buildings with better long term performance. More information can be found on SRM's website at www.srmdevelopment.com . ATTACHMENT NO. 7 Responses to Comments on the Draft IS-MND Responses to Comments on the Draft IS-MND This section includes comments received during the circulation of the Draft Initial Study-Mitigated Negative Declaration (IS-MND) prepared for the Merrill Gardens Assisted Living and Memory Care Facility Project (project). The Draft IS-MND was circulated for a 22-day public review period that began on August 17, 2017 and ended on September 7, 2017. The City of West Covina received two comment letters on the Draft IS-MND. The commenters and the page number on which each commenter's letter appear are listed below. Letter No. and Cornmenter 1 Adriana Raza, Customer Service Specialist, Sanitation Districts of Los Angeles County 2 2 Lijin Sun, JO., Program Supervisor, CEQA IGR, South Coast Air Quality Management District 7 The comment letters and responses follow. The comment letters have been numbered sequentially and each separate issue raised by the commenter, if more than one, has been assigned a number. The responses to each comment identify first the number of the comment letter, and then the number assigned to each issue (Response 1.1, for example, indicates that the response is for the first issue raised in comment Letter 1). Any changes made to the text of the Draft IS-MND correcting information, data or intent, other than minor typographical corrections or minor working changes, are noted in the Final IS-MND as changes from the Draft IS-MND. Final Initial Study — Mitigated Negative Declaration Letter 1 COUNTY SANITA liON LAS I HILJTS OF LOS ANGELES COUNTY 1955 Workman Mill Road, Whittier, CA 90601-1400 Mailing Address: P.O. Box 4998, Whittier, CA 90607-4998 Telephone: (562) 699-7411, FAX: (562) 699-5422 www.lacsd org GRACE ROBINSON HYDE Chief Engineer and General Manager August 28, 2017 Ref Doc. No.: 4255839 Mr. Jeff Anderson, Planning Director Planning Department City of West Covina 1444 West Garvey Avenue Room 208 West Covina, CA 91970 Dear Mr. Anderson: RECEIVED AUG30 ?Di7 PLANNING ()PAT NM Response to the Merrill Gardens Assisted Living and Memory Care Facility The Sanitation Districts of Los Angeles County (Districts) received a Notice of Intent to Adopt a Mitigated Negative Declaration (N01) for the subject project on August 22, 2017. The proposed project is located within the jurisdictional boundary of District No. 22. We offer the following comments: The Districts are a public agency created under state law to manage wastewater and solid waste on a regional scale and consist or 24 independent special districts. The wastewater system includes approximately 1,400 miles of sewers, 49 active pumping plants, and 11 wastewater treatment plants that transport and treat about half the wastewater in Los Angeles County. 2, The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to the Districts' Joint Otafall Unit 8M Trunk Sewer, located in Orange Avenue north of Durness Street. The Districts' 30-inch diameter trunk sewer has a capacity of 19.1 million gallons per day (mgd) and conveyed a peak flow of 9.6 mgd when last measured in 2015. 3. The wastewater generated by the proposed project will be treated at the San Jose Creek Water Reclamation Plant (WRP) located adjacent to the City of Industry, which has a capacity of 100 mgd and currently processes an average flow of 64.6 mgd, or the Whittier Narrows WRP located near the City of South El Monte, which has a capacity of 15 mgd and currently produces an average recycled water flow of 7.3 mgd. 4. The expected increase in average wastewater flow from the proposed project, described in the document as an additional 131 additional residents, is 12,512 gallons per day, after the structure on the project site is demolished. For a copy of the Districts' average wastewater generation factors, go to www.laesd,org, Wastewater & Sewer Systems, click on Will Serve Program, and click on the "fable I. Loadings for Each Class of Land Use link. DOC: #4258669.1)22 1 2 3 4 2 Recycled Paper 4110 Mr. Jeff Anderson -2- August 28, 2017 5. The Districts are empowered by the California health and Safety Code to charge a fee for the privilege of connecting (directly or indirectly) to the Districts' Sewerage System or for increasing the strength or quantity of wastewater discharged from connected facilities. This connection fee is a capital facilities fee that is imposed in an amount sufficient to construct an incremental expansion of the Sewerage System to accommodate the proposed project. Payment of a connection fee will be required before a permit to connect to the sewer is issued. For more information and a copy of the Connection Fee Information Sheet, go to xvww.lacsd.ois, Wastewater & Sewer Systems, click on Will Serve Program, and search for the appropriate link. In determining the impact to the Sewerage System and applicable connection fees, the Districts' Chief Engineer and General •Manager will determine the user category (e.g. Condominium, Single Family home, etc.) that best represents the actual or anticipated use of the parcel or facilities on the parcel. For more specific information regarding the connection fee application procedure and fees, please contact the Connection Fee Counter at (562) 908-4288, extension 2727. 6. In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities ofthe Districts' wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Specific policies included in the development of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA. All expansions ofDistricts' facilities must be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available capacity of the Districts' treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee or wastewater Service, but is to advise you that the Districts intend to provide this service up to the levels that are legally permitted and to inform you of the currently existing capacity and any proposed expansion of the Districts' facilities. If you have any questions, please contact the undersigned at (562) 908-4288, extension 2717. Very truly yours, 74A74.4 Adrian Raza Customer Service Specialist Facilities Planning Department AR:ar CC: M. Sullivan M. Tatalovich DOC: 04258609 D22 3 City of West Covina Merrill Gardens Assisted Living and Memory Care Facility Letter 1 COMMENTER: Adriana Raza, Customer Service Specialist, Sanitation Districts of Los Angeles County DATE: August 28, 2017 Response 1.1 The commenter states that the Sanitation Districts of Los Angeles County (the Districts) consist of 24 independent special districts and are a public agency created under state law to manage wastewater and solid waste on a regional scale. The comrnenter adds that the wastewater system consisted of 1,400 miles of sewers, 49 active pumping plants, and 11 wastewater treatment plants. The following change has been made to Section 18, Utilities and Service Systems, of the IS-MND on Page 96: The LACSD operates approximately 1,400 miles of main trunk sewers, 4-849 active pumping plants, and 11 wastewater treatment plants (Los Angeles County Sanitation District 2017). This change does not affect the findings of the IS-MND. Response 1.2 The commenter notes that the wastewater flaw originating from the proposed project will discharge to a local sewer line that is not maintained by the Districts, for conveyance to the Districts' Joint Outfall H Unit 8M Trunk Sewer. The 30-inch diameter trunk sewer has a capacity of 19.1 million gallons per day (MGD) and conveyed a peak flow of 9.6 MGD when last measured in 2015, The following changes have been made to Section 18, Utilities and Service Systems, of the IS-MND on Page 97: Following local sewer lines, project wastewater would flow through LACSD's Outfall H Unit 8M Trunk Sewer. The 30-inch diameter trunk sewer has a capacity of 19,1 MGD and is operated at approximately 50.3 percent capacity when last measured in 2015. The project's estimated wastewater generation would increase peak flows by approximately 0.1 percent and account for approximately 0.1 percent of the trunk sewer's available capacity. Therefore, the project would have a less than significant impact with respect to wastewater conveyance and treatment facilities. These changes do not affect the finding of a less than significant impact with respect to wastewater conveyance and treatment facilities. Response 1.3 The commenter notes that wastewater generated by the project would be treated at either the San Jose Creek Water Reclamation Plant (SJCWRP) or the Whittier Narrows Water Reclamation Plant (WNWRP). The commenter states that the SJCWRP, located adjacent to the City of Industry, has a capacity of 100 MGD and currently processes an average flow of 64.6 MGD. The WNWRP, located near the City of South El Monte, has a capacity of 15 MGD and currently produces an average recycled water flow of 7.3 MGD. 4 Responses to Comments on the Draft IS-MND The following changes have been made to Section 18, Utilities and Service Systems, of the IS-MND on Page 96: The SJCWRP currently treats an average flow of 74464.4 MGD, which is approximately 7464 percent of full capacity (Los Angeles County Sanitation District 2017). The WNRP has a maximum permitted capacity of 15 MGD, and serves a population of approximately 150,000 people. The WNRP currently treats an average flow of 8.1 MGD, which is approximately 54 percent of full capacity, and produces an average recycled water flow of 7.3 MGD. These changes do not affect the finding of a less than significant impact with respect to wastewater conveyance and treatment facilities. Response 1.4 The commenter states that the expected increase in average wastewater flow from the project would be 12,512 gallons per day, after the structure on the project site is demolished, and refers to the Districts' average wastewater generation factors online. Based on the Loadings for Each Class of Land Use table provided by the Sanitation Districts of Los Angeles County, the project's expected increase in wastewater flow was recalculated. The current site consists of an approximately 17,000 square foot dental facility, which generates approximately 3,400 gallons per day of wastewater flow based on the generation factor for Office Buildings. The project would provide 131 assisted living and memory care facility beds, which would generate approximately 16,375 gallons per day of wastewater flow based on the generation factor for Convalescent Home. Therefore, the resulting increase would equate to approximately 12,975 gallons per day. Given this change in estimated wastewater generation from the project, the following changes have been made to Section 18, Utilities and Service Systems. Restelcr NRP and WNRP generate an average of 64 gallons-of wastewater per day.3 Based on LACSD's Loadings for Each Class of Land Use is average, the 131 additional residents resulting from the project would generate a net increase of approximately 8,4-1012,975 gallons of wastewater per day.2 This would increase overall wastewater flow to the SJCWRP and/or WNRP by less than 0,040.02 percent!' Therefore, the project would not exceed wastewater treatment requirements of the Los Angeles Regional Water Quality Control Board or LACSD. Impacts would be less than significant. Footnotes 3 and 4 have been revised as follows: 3SJCWRP: 74.4 MGD/ 1M - 74 gallons per day per person. WNRP: 8.1 MGD/ 150,000 - .allons per day p 431-aAfr-j3er person. Additional residents: 131 * 61 gal/day/person - dayExisting, 17,000 square foot dental facility wastewater generation = 200 gallons per day per 1,000 square feet (Office Building) * 17 = 3,400 gallons per day. Project wastewater generation = 125 gallons per bed (Convalescent Home)* 131 beds = 16,375 gallons per day. Increase = 16,375 gallons per day -3,400 gallons per day = 12,975 gallons per day. 4 1.4 MG! 4 - 0.01 percent12,975 gallons per day/ (64.4 MGD + 8.1 MGD) = 1.8"' 0.02 percent These changes do not affect the finding of a less than significant impact with respect to wastewater conveyance and treatment facilities. Final Initial Study - Mitigated Negative Declaration 5 City of West Covina Merrill Gardens Assisted Living and Memory Care Facility Response 1.5 The commenter notes that payment of a connection fee will be required before a permit to connect to the sewer is issued. The comment is noted. The applicant would pay applicable connection fees. Response 1.6 The commenter states that in order to comply with the federal Clean Air Act, the capacities of the Districts' wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Therefore, the commenter notes that the available capacity of the Districts' facilities is limited to levels associated with approved growth identified by SCAG. The commenter concludes by stating that wastewater service is not guaranteed, but that the Districts intend to provide service up to the levels legally permitted. As discussed in Section 13, Population and Housing, of the Draft IS-MND, project-related growth would be within SCAG population forecasts. 6 Letter 2 South Coast Air Quality Management District 21865 Copley Drive, Diamond Bar, CA 91765-4178 (909) 396-2000 • www.aqmd.gov 5Outh cot ACM D SENT VIA E-MAIL AND USPS: jeffanderson(d),westcoyina.org Jeff Anderson, Planning Director City of West Covina, Department of Planning 1444 West Garvey Avenue West Covina, CA 91790 August 29, 2017 Mitigated Negative Declaration (MIND) for the Proposed Merrill Gardens Assisted Living and Memory Care Facility The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to comment on the above-mentioned document. The following comment is meant as guidance for the Lead Agency and should be incorporated into the Final MIND. SCAQMD Staff's Summary of Project Description The Lead Agency proposes to demolish an existing commercial building and construct a 121,061 square- foot assisted living and care facility on 29,077 square feet ("Proposed Project"). The Proposed Project is surrounded by commercial development and public facilities. Based on a review of aerial photographs, the Proposed Project would be approximately 100 feet from a gasoline dispensing station. Construction is expected to begin in 2017 and be completed within sixteen months. Health Risk Assessment due to the Proposed Project's Proximity to a Gasoline Dispensing Station Based on the project description, future residents at the Proposed Project would be exposed to toxic emissions from the gasoline dispensing station. Therefore, SCAQMD staff recommends that the Lead Agency conduct a Health Risk Assessment (HRA) to disclose the potential health risks to the people who will live and work at the Proposed Project. Guidance for performing a gasoline dispensing station HRA ("Emission inventory and Risk Assessment Guidelines fir Gasoline Dispensing Stations") can be found at: WI ://www.a md. ov/docsidefault-soluminci riA-assessment/ las station lu .a. Guidance on Siting Sensitive Receptors Near Sources of Air Pollution SCAQMD staff recognizes that there are many factors Lead Agencies must consider when making local planning and land use decisions. To facilitate stronger collaboration between Lead Agencies and SCAQMD to reduce community exposure to source-specific and cumulative air pollution impacts, SCAQMD adopted the Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning' in 2005. Additionally, the California Air Resources Board's (CARB) Air Quality and Land Use Handbook: A Community Health Perspective' recommends avoiding siting residences within 300 feet of a large gas station or 50 feet for a typical gas station. These Guidance documents provide recommended policies that local governments can use in their General Plans or through local planning to prevent or reduce potential air pollution impacts and protect public health. SCAQMD staff recommends that the Lead Agency review and consider these Guidance documents when making local planning and land use decisions. South Coast Air Quality Management District. May 2005. "Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning." Accessed at: InttEl/www.mund.vov/humedibrarvidocuments-suppout-matcrialkilanninp.-guidrineeiguidance-documcnt. = California Air Resources Board, April 2005. "Air Quality and Land Use Handbook: A Command), Health Perspective." Accessed at: htlp:1?www.arb.ca.goviclii landuscinni. 7 Jeff Anderson 2 August 29, 2017 Compliance with SCAQMD Rule 1403 Since the Proposed Project includes demolition, asbestos may be encountered. Therefore, the Lead Agency should include a discussion to demonstrate compliance with SCAQMD Rule 1403 — Asbestos Emissions from Demolition/Renovation Activities in the Final MND. Pursuant to the CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency shall consider the MND for adoption together with any comments received during the public review process. SCAQMD staff is available to work with the Lead Agency to address any air quality questions that may arise from this comment letter. Please contact Ryan Bailuelos, Air Quality Specialist, CEQA Section, at (909) 396-3479, if you have any questions. Sincerely, 404 SOO Lijin Sun, J.D. Program Supervisor, CEQA IGR Planning, Rule Development & Area Sources LS/JC:RB LAC170817-06 Control Number 8 Responses to Comments on the Draft IS-MND Letter 2 COMMENTER: Lijin Sun, JD., Program Supervisor, CEQA IGR, South Coast Air Quality Management District DATE: August 29, 2017 Response 2.1 The commenter states that the project site is located 100 feet from a gasoline dispensing station and future residents would potentially be exposed to toxic emissions from the facility. The commenter recommends that the Lead Agency conduct a Health Risk Assessment (HRA). The commenter states that California Air Resources Board's (CARB) guidance document, Air Quality and Land Use Handbook: A Community Health Perspective, provides advisory recommendations for the siting of new sensitive land uses in proximity to gasoline dispensing stations. CARB recommends avoiding siting new sensitive land uses within 300 feet of a large gas station and within 50 feet of a typical gas station. The guidance defines large gas stations as facilities with a throughput of 3.6 million gallons per year or greater. The gasoline dispensing station located 100 feet to the southeast of the project site, across South Sunset Avenue, is permitted to dispense no more than 200,000 gallons per month, or 2.4 million gallons annually, according to a permit to operate and construct provided by the South Coast Air Quality Management District (Permit Number N24906 A/N 500122). Consequently, the gas station is categorized as a typical station. The project would be located approximately 100 feet from the station and, therefore, exceeds the recommended 50-foot distance in the Air Quality and Land Use Handbook. Because the project is consistent with the CARB's guidance regarding siting of new sensitive land uses, preparation of an HRA is not warranted. Response 2.2 The commenter recommends that the Final IS-MND include a discussion to demonstrate compliance with SCAQMD Rule 1403—Asbestos Emissions from Demolition/Renovation Activities. Section 8, Hazards and Hazardous Materials, of the Draft IS-MND Page 54 has been revised as follows: The proposed project would involve demolition of an existing three-story office building and stand-alone drive-up ATM kiosk, and the construction of a new five-story assisted living and memory care facility and memory care center. Construction of the project would involve routine handling of small quantities of hazardous or potentially hazardous materials, such as gasoline, diesel fuel, lubricants, and other petroleum-based products used to operate and maintain construction equipment and vehicles. Demolition of the existing building could potentially involve the removal of asbestos containing material. This handling of hazardous materials would be a temporary activity and coincide with the short-term construction phase of the project. Removal and disposal of hazardous materials from the project site would be conducted by a permitted and licensed service provider. Any handling, transport, use, or disposal would comply with applicable federal, state, and local agencies and regulations. Such laws include, but are not limited to, the Hazardous Materials Transportation Act, the Resource Conservation and Recovery Act, the California Hazardous Material Management Act, Final Initial Study -Mitigated Negative Declaration 9 Ciiy of West Covina Merrill Gardens Assisted Living and Memory Care Facility California Code of Regulations Title 22, California Code of Regulations Title 8 §1532.1, and SCAQMD Rule 1403. Federal and state regulations pertaining to asbestos, including SCAQMD Rule 1403, require that only contractors who have been properly trained in the correct handling of asbestos-containing materials may conduct removal and demolition activities, if the activities would disturb 100 square feet or more of asbestos-containing building materials, in accordance with SCAQMD Rule 1403, only properly trained contractors would conduct demolition and removal of such materials on the project site. These changes do not affect the finding of a less than significant impact with respect to hazardous materials. 1 0 AGENDA ITEM NO. 3 DATE: September 26, 2017 PLANNING DEPARTMENT STAFF REPORT ADMINISTRATIVE USE PERMIT NO. 17-11 CATEGORICAL EXEMPTION APPLICANT: Nancy Tong LOCATION: 1212 Inspiration Point I. SUMMARY The applicant is requesting the approval of an administrative use permit to enclose an existing 374-square foot California room (patio) and to construct a new 704-square foot second-story balcony. The subject property is on Inspiration Point, just south of Hillside Drive. The house is located in the "Single-Family Residential" (R-1) zone, Area District V. II. ANALYSIS The applicant is requesting a continuance to allow for minor revisions to the plans and to include consideration of a request for a 6-foot retaining wall to the rear of the property (submitted under Administrative Use Permit No. 17-27). It is expected that those efforts will be completed in time to allow for Planning Commission review at a public hearing on October 10, 2017. Because the applicant indicated they wished to proceed with considering both items after noticing for Administrative Use Permit No. 17-11 was completed, the two items will be noticed together prior to the October 10th, 2017, Planning Commission hearing. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission continue Administrative Use Permit No. 17-11 to the Planning Commission hearing on October 10,2017. Veronica Hernandez Assistant Planner REVIEWED AND APPROVED: Jeiliktiderson, AICP Planning Director ZACase Files \AUP12017117-11 1212 Inspiration Point (balcony)1Staff Report (Continuation).doc AGENDA ITEM NO. 4 DATE: September 26, 2017 PLANNING DEPARTMENT STAFF REPORT CONDITIONAL USE PERMIT NO. 17-10 CATEGORICAL EXEMPTION APPLICANT: Jeffrey B. Fajardo for Candlelight Home Merced LOCATION: 1315 W. Merced Avenue I. DESCRIPTION OF APPLICATION The project consists of a request to allow a 10-bed adult residential care facility for adults with special needs, including adults with developmental disabilities, within an existing 2,294-square foot single-family residence. The project site is located in the "Single- Family Residential" (R-1) Zone. Staff is recommending approval of the conditional use permit. ZACase Files\CUP 12017117-10 1315 W Merced Ave (adult residential home)\StaffReport.doc Conditional Use Permit No. 17-10 1315W. Merced Avenue September 26, 2017 - Page 2 II. BACKGROUND The existing 2,294-square foot single-family residence was constructed in 1955. The house is currently vacant. It has not operated as a residential care facility in the past. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Single-Family Residential" (R-1) and "Neighborhood Medium" SURROUNDING LAND USES AND ZONING North: "Single-Family Residential" (R-1) and "Neighborhood Commercial" (N-C); Single-family residences and vacant land South: "Office Professional" (0-P); Offices East: "Single-Family Residential" (R-1); Single-family residences West: Neighborhood Commercial" (N-C); Retail CURRENT DEVELOPMENT 2,294-square foot single-family residence (vacant) LEGAL NOTICE Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the ibrary, and Police Department, and was mailed to 60 owners and occupants of properties located within 300 feet of the subject site. III. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting the approval of a conditional use permit to allow the operation of an adult residential care facility for developmentally disabled adults within an existing single-family residence. The West Covina Municipal Code (WCMC) requires a conditional use permit for an adult residential care facility in the "Single-Family Residential" (R-1) Zone serving more than 6 persons (WCMC 26-597 and 26-673 (d) ). The house is currently vacant. Business Operation The proposed business will be called Candlelight Home Merced. The applicant operates three residential care facilities in Southern California: two in Rosemead, and one in West Covina (2416 Angela Street). The applicant also operates two adult day health care centers: one in La Puente (see website at www.westcoadhcc.com ) and one in Baldwin Park (see website at www.ramonaadhcc.org). The business will operate as a residential care facility offering 24/7 care for adults ages 18 to 59 with developmental disabilities, including autism, cerebral palsy, and epilepsy. Services will include care and supervision, nutrition, home and community activities, transportation, and assistance with medical and dental appointments (Attachment No. 2). The facility will accommodate up to 10 residents. The clients will also be shuttled to one of the applicant's adult day care facilities for four hours each day, Monday through Friday. ZACase Files CUP\2017117-10 1315 W Merced Ave (adult residential home)\Staff Reportdoc Conditional Use Permit No. 17-10 1315 W. Merced Avenue September 26, 2017 - Page 3 Staff will include the administrator, direct support professionals, and licensed vocational nurses. Consultants include a psychiatrist for behavioral issues, a dietician for nutritional needs, and rehab technician for exercise treatment. Medical care, including doctor's visits and nursing as needed, will also be provided at the facility. The house features a two-car garage, dining room, kitchen, and living room, as well as seven bedrooms and three bathrooms. A legal non-conforming 280-square foot carport is located to the east side of the house. No changes are proposed to the house. A permit was issued in 2002 for a 91-square foot addition to the rear of the house to extend an existing bedroom, add 3 bedrooms, and 2 bathrooms. The work was completed, but the permit was never finaled. The applicant will be required to obtain final permit approval as a condition of approval. The Municipal Code states that single-family residences with five or more bedrooms must provide a three-car garage (WCMC 26-402 (b)). However, because the bedroom additions were approved by the City in 2002, the garage is considered legal non- conforming. The existing residence is located in a single-family residential neighborhood and is adjacent to commercial development to the west, offices to the south, and a vacant lot to the north. The proposed residential care facility will serve as a transition from the easterly residential properties to the surrounding commercial development. Parking There is no specific parking standard for adult residential care facilities included in the Zoning Code. The applicant is proposing a potential clientele of up to 10 clients and a staff ratio of 1:3. The staff on-site will thus generally not exceed five staff members. The facility provides a two-car garage and a one-car carport, in addition to driveway parking and a paved area in the rear yard. Staff estimates a total of 7 cars can park on the property at one time. Clients who live at the home will not have their own vehicles. Courtesy Noticing The applicant indicated they mailed a courtesy letter to the surrounding neighbors informing them of the proposed project (Attachment No. 3). The applicant indicated they did not receive any responses to the courtesy letter. Staff was contacted regarding the courtesy letter from a nearby resident who was concerned the facility would operate as a rehabilitation clinic for individuals struggling with addiction. The resident had no further concerns after the purpose of the facility was clarified. Staff received one email from a neighbor, Mary R. Nunez, who was concerned about traffic generated by the facility, as well as the possible living conditions of the residents (Attachment No. 4). Ms. Nunez requested the project be denied. ZACase Files\CUP12017\17-10 1315 W Merced Ave (adult residential home)1StafTReport.doe Conditional Use Permit No. 17-10 1315W. Merced Avenue September 26, 2017 - Page 4 IV. FINDINGS Before an application for a conditional use permit can be made, the following finding shall be made: a. That the proposed use at the particular location is necessaly or desirable to provide a service or facility that will contribute to the general well-being of the neighborhood or community. The proposed residential adult care facility is both necessary and desirable at the subject location in order to offer assistance to residents within the community. The proposed use will provide care for the community that is difficult to provide at home. A residential adult care facility for persons with special needs will provide the necessary care for persons who are diagnosed with a developmental disability by allowing them to participate in activities that are geared towards meeting their needs. In addition the care facility will provide supervision, nutritional and behavioral support, transportation, community activities, and assistance with medical and dental care. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed use will not be detrimental to the health, safety, peace or general welfare of persons working or residing in the vicinity of the project in that conditions placed on the project will mitigate any potential adverse effects. Care is limited to supervised, on-site, indoor or offsite daily activities. Parking is adequate for the proposed use and is not expected to negatively impact the site. Staff will be present at all times to supervise the residents. C. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use with the land and uses in the neighborhood and make it compatible thereto. The subject site is adequate in size and shape to accommodate the proposed use, and has adequate vehicular access onto West Merced Avenue (a minor arterial). The subject site meets or exceeds all applicable Zoning Code standards for residential areas. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. The project is not expected to generate excess traffic onto residential streets since the site has adequate vehicular access from West Merced Avenue, a minor arterial. Due Z:\Case Files\CUP\2017\17-10 1315 W Merced Ave (adult residential home)\Staff Report.doc Conditional Use Permit No. 17-10 1315W. Merced Avenue September 26, 2017 - Page 5 to the operations expected at the site, the traffic generated by the care facility is not expected to produce significant levels of additional traffic. Residents will not have their own vehicles and up to five staff members are anticipated on-site. Traffic will mainly consist of a twice-a-day shuttle Monday through Friday to a nearby day care facility. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. The granting of the conditional use permit will not adversely affect the West Covina General Plan, since the proposed use is consistent with the property's land use designation of "Neighborhood Medium." The proposed use is located on a site adjacent to a vacant lot and commercial buildings and provides a transition from neighboring residential properties to the commercial development located to the west. W. 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 2.6: Create a diversity of housing options. The proposal is consistent with the following goals of the Housing Element of the General Plan: a. Goal 2: Provide a variety of housing types to accommodate all economic segments of the City. b. Goal 4: Promote equal housing opportunity for all residents. c. Goal 5: Identify sites to achieve housing variety. V. ENVIRONMENTAL DETERMINATION Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt (Class 1, Existing Facilities) in that the proposed use will occupy an existing building. VI. CONCLUSION The applicant is requesting a conditional use permit to allow the operation of a 2,294- square foot 10-bed adult residential care facility within an existing single-family residence. The adult care facility would provide supervision and care for persons with special needs. No additions are proposed to the existing building. The adult care facility would have a maximum of 10 clients and 5 full-time staff on premises. ZACase Files\CUP12017117-10 1315 W Merced Ave (adult residential home)IStaffReport.doe Veronica Hernandez Assistant Planner Conditional Use Permit No. 17-10 1315W. Merced Avenue September 26, 2017 - Page 6 VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Conditional Use Permit No. 17-10. REVIEWED AND APPROVED: Jeff Nnderson, AICP Planning Director Attachments: Attachment No. 1 — Conditional Use Permit Resolution for Approval Attachment No. 2 — Business Operations Plan Attachment No. 3 — Courtesy Letter to Neighbors Attachment No. 4— Letter from Neighbor 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\CUP12017117-10 1315 W Merced Ave (adult residential home)\Staff Report.doc ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTIONNO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 17-10 CONDITIONAL USE PERMIT NO. 17-10 CATEGORICAL EXEMPTION APPLICANT: Jeffrey B. Fajardo for Candlelight Home Merced LOCATION: 1315 W. Merced Avenue 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 conditional use permit to: Operate an adult residential care facility for the developmentally disabled adults within an existing single-family residence on that certain property described as: Assessor's Parcel No. 8469-005-002, 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 26 th day of September, 2017, conduct a duly advertised public hearing as prescribed by law; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is requesting the approval of a conditional use permit to establish an adult residential care facility for developmentally disabled adults within an single-family residence located on property zoned "Single-Family Residential" (R-1). Z:\Case Files\CUP 12017117-10 1315 W Merced Ave (adult residential home)aeso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 17-10 1751 East Rowland Avenue September 26, 2017 - Page 2 2. Findings necessary for approval of a conditional use permit: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as, all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust such use with the land and uses in the neighborhood and make it compatible thereto. d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed uses and the street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets. e. That the granting of such conditional use permit will not adversely affect the General Plan of the City, or any other adopted plan of the City. 3. The project is a Categorical Exemption, Class 1 (Section 15332: Existing facilities) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) in that the proposed use will occupy an existing building. NOW THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The proposed residential adult care facility is both necessary and desirable at the subject location in order to offer assistance to residents within the community. The proposed use will provide care for the community that is difficult to provide at home. A residential adult care facility for persons with special needs will provide the necessary care for persons who are diagnosed with a developmental disability by allowing them to participate in activities that are geared towards meeting their needs. In addition the care facility will provide supervision, nutritional and behavioral support, transportation, community activities, and assistance with medical and dental care. ZACase Files\CUP\2017\ 17-10 1315 W Merced Ave (adult residential home)1Reso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 17-10 1751 East Rowland Avenue September 26, 2017 - Page 3 b. The proposed use will not be detrimental to the health, safety, peace or general welfare of persons working or residing in the vicinity of the project in that conditions placed on the project will mitigate any potential adverse effects. Care is limited to supervised, on-site, indoor or offsite daily activities. Parking is adequate for the proposed use and is not expected to negatively impact the site. Staff will be present at all times to supervise the residents. c. The subject site is adequate in size and shape to accommodate the proposed use, and has adequate vehicular access onto West Merced Avenue (a minor arterial). The subject site meets or exceeds all applicable Zoning Code standards for residential areas. d. This project is not expected to generate excess traffic onto residential streets since the site has adequate vehicular access from West Merced Avenue, a minor arterial. Due to the operations expected at the site, the traffic generated by the care facility is not expected to produce significant levels of additional traffic. Residents will not have their own vehicles and up to five staff members are anticipated on-site. Traffic will mainly consist of a twice-a-day shuttle Monday through Friday to a nearby day care facility. e. The granting of the conditional use permit will not adversely affect the West Covina General Plan, since the proposed use is consistent with the property's land use designation of "Neighborhood Medium." The proposed use is located on a site adjacent to a vacant lot and commercial buildings and provides a transition from neighboring residential properties to the commercial development located to the west. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, this Conditional Use Permit No. 17-10 is approved. 3. That the conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. Z:\Case Files\CUP\2017 117-10 1315 W Merced Ave (adult residential home)\Reso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 17-10 1751 East Rowland Avenue September 26, 2017 - Page 4 5. That the approval of a conditional use permit is subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on September 26,2017. b) This approval is for the operation of a 24/7 residential care facility for adults ages 18 to 59 with developmental disabilities, as defined by the State. c) This approval does not allow for the premises to be used as a rooming-house, transitional living facility, rehabilitation facility, or any other similar use. d) If the operation of the adult care facility ceases to operate, the use of the house must be converted back to a single-family residence. e) Comply with all requirements of the "Single-Family Residential" (R-1) Zone and all other applicable standards of the West Covina Municipal Code. The conditional use permit may be revoked, amended or suspended by the Planning Commission under the provisions of Section 26-253 of the West Covina Municipal Code. g) Any proposed change to the approved site plan or floor plan must first be reviewed by the Planning, Building, and Fire Departments and shall require the written authorization of the Planning Director prior to implementation. h) If the future parking and circulation conflicts occur related to the use of the building, the Planning Commission shall have the right and ability to review and revise the conditions imposed as they relate to parking and circulation. i) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. j) The applicant shall reinstate and obtain final Building Approval on Building Permit No. B02-0131 prior to beginning operation of the residential care facility. k) No wall or detached signage shall be permitted, as the site is located within the "Single-Family Residential" (R-1) zone. 1) The number of clients served on-site at this location shall not exceed 10. m) The maximum number of permanent employees at the site at any time shall not exceed 5. n) The size of the adult residential care facility shall be limited to 2,294 square feet. Z:\Case Files\ CUP12017 117-10 1315 W Merced Ave (adult residential home)\teso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 17-10 1751 East Rowland Avenue September 26, 2017 - Page 5 o) The house shall feature seven bedrooms and three bathrooms. The existing garage and carport shall be maintained for the parking of vehicles. q) The applicant shall obtain and maintain any required State or Federal licenses for the adult residential care facility or this conditional use permit will be null and void. r) Planning Department approval is required prior to any site or architectural changes or any expansion of the operations. o) Building Division Requirements: 1. Obtain all required approvals and permits from the Building Division. 2. Design shall conform with CBC governing occupancy R2.1 Fire Department Requirements: 1. Contact the Fire Department for specific requirements. Z:\Case Files\ CUP12017 117-10 1315 W Merced Ave (adult residential home)1Reso CUP.doc Planning Commission Resolution No. Conditional Use Permit No. 17-10 1751 East Rowland Avenue September 26, 2017 - Page 6 I, HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 26 th day of September 2017, by the following votes: AYES: NOES: ABSTAIN: ABSENT: DATE: September 26th , 2017 EXPIRATION DATE: September 26th, 2018, if not used. Don Holtz, Chairperson Planning Commission Jeff Anderson, Secretary Planning Commission ZACase Files\CUP12017117-10 1315 W Merced Ave (adult residential home)1Reso CUP.doc ATTACHMENT NO. 2 MJ ASSET SERVICES, LLC 1315 West Merced Avenue West Covina, CA 91790 The proposed project is established under a legal name of MJ Asset Services, LLC dba Candlelight Home Merced. The project is an adult residential facility (ARF) licensed by the Department of Health under a category called ICF DD/H (Intermediate Care Facility Developmentally Disabled Habilitative). The proposed use shall be designated an Adult Care Facility (WCMC 26-597). The clients are persons with special needs with ages ranging from 18 to 59 years old. They belong to the catchment area under the SG/PRC (San Gabriel/Pomona Regional Center). The program provides 24/7 residential care with services consisting of care and supervision, nutrition, home and community activities, transportation, assistance with medical and dental appointments and visits. The facility will be staffed by competent, trained, qualified and compassionate personnel who meet the requirements of the Department of Health and the regional center. Our staffing will include the QfDP (Administrator), DSP (direct support professionals) and LVN. Consultants include Psychiatrist to deal with behavioral issues. Dietician for the nutritional needs of the clients and rehab technician for exercise treatment. The clients are eligible to go to day care facility during the weekday, Monday to Friday, and will be picked up and dropped off at the facility. Residents will be shuttled to a day care facility for four hours each day, Monday through Friday. When at the facility, the program provides activities appropriate for the needs of the client. The program will have 3 shifts with a staffing ratio of 1:3 (1 staff for 3 clients). Medical care, including doctor's visits and nursing as needed, will be provided at the facility. The house was not used in the past as an adult care facility. ATTACHMENT NO. 3 Candlelight Home Merced 1315 West Merced Avenue West Covina, CA 91792 Dear Neighbor, I am reaching out to inform you that I am in the process of obtaining a license to open an Adult Residential Care Home at 1315 West Merced Avenue, West Covina, CA 91790. This care home will provide 24/7 care and supervision to individuals with developmental disabilities which include autism, cerebral palsy, and epilepsy. The care home will accept individuals with age ranging from 18 to 59 years old. The services that will be provided include care and supervision, nutrition, transportation to doctor appointments, home and community activities. The home will be staffed by competent, trained, and compassionate personnel who will provide the needed services to our clients for their wellbeing and safety. Furthermore, there will be physicians, behavioral and dietary consultants providing services as needed. Our mission is to provide a residential placement that will meet the special needs of our clients and provide opportunities for our clients to improve their quality of life through the care and supervision of our competent, dedicated and compassionate staff. Our care home is highly regulated by state and local agencies and we are committed to comply with the requirements of these agencies. Should you have any concerns or questions regarding the care home please don't hesitate to communicate with us in writing or phone call and we will talk about your concerns and try to resolve them. Sincerely yours, .1,\K Harold G. Fajardo, MD 626.758.2702 ATTACHMENT NO. 4 September 18, 2017 Dear Ms. Veronica Hernandez, I am submitting this letter opposing the request by Mr. Jeffrey B. Fajardo 1315 W. Merced Ave., West Covina who is seeking approval of a conditional use permit for an adult residential care facility. As a resident of the city for the past 40 years, I have personally witnessed the growth and development of the city. The above request is not in the best interest of the surrounding community. The location in question is adjacent to a local convenience store with other businesses and medical facilities in close proximity. Moreover, the immediate area is heavily trafficked by motorists, pedestrians, namely school aged children walking to and from school, bicyclists and others seeking parking which is another burdensome realty. As many of the other local shopping areas possess inadequate parking accommodations. This will be magnified by the expected by the additional number of patients, visitors, medical staff and state site inspections to name a few, that would be on the premises at any given time. Similarly, with an additional 10 persons residing at the 2294 sq. ft. living area with no plan of expansion, I only imagine the inhumane living conditions that may follow. How many bedrooms, bathrooms, showers, etc. are sufficient to sustain adequate and responsible living arrangements? There are far too many cons than pros that portend a disastrous future for the local citizens occupying homes in the immediate and surrounding neighborhoods. Respectfully, Mary R. Nunez 1212 So Shadydale Ave. West Covina, Ca 91790 virININF SUBJECT PROPERT SON nIlersmommo 0111 aval.011.fitiW /12 Slag -111 4122614 AGENDA ITEM NO. 5. DATE: September 26, 2017 PLANNING DEPARTMENT STAFF REPORT VARIANCE NO. 17-05 CATEGORICAL EXEMPTION APPLICANT: Joe Campion for Sign Specialist Corporation LOCATION: 2934 East Garvey Avenue South I. DESCRIPTION OF APPLICATION The applicant is requesting a variance to allow three individual tenant wall signs along the front elevation of the existing office building, where one sign is allowed. Staff is not recommending approval. II. BACKGROUND The subject property is located south of the Interstate 10 San Bernardino Freeway on East Garvey Avenue South to the west of Barranca Street. The building is located in a ZACase Fi1es\VARIANCE120I7117-05 2934 E. Garvey Avenue S. (Identification Sign)1StaffReport.doex Variance No. 17-05 2934 East Garvey Ave South September 26, 2017, 2017 - Page 2 "Medium Commercial" zone. The existing 54,093- square foot building is on a 70,685- square foot lot. ITEM DESCRIPTION ZONING AND GENERAL PLAN "Medium Commercial" (C-2); commercial building SURROUNDING LAND USES AND ZONING North: Interstate 10 San Bernardino Freeway South: "Multi-Family Medium"; Medici Apartments East: "Neighborhood Commercial" (N-C) Zone; In-N-Out Burger West: "Medium Commercial" (C-2); commercial building CURRENT DEVELOPMENT Commercial building LEGAL NOTICE Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police Department, and was mailed to 316 owners and occupants of properties located within 300 feet of the subject site. III. HISTORY The building was constructed in 1980 as an office building. Since its construction, it has maintained its use. On March 8, 2016 a proposal to redesign the building architecture was presented to the Planning Commission and was approved with conditions (Attachment No. 2). The applicant proposed to modify the building with wood accent tile treatment and canopies above the windows. The improvements included two architectural features facing the street frontage elevations on the north and northeast part of the building with an installment of wood panel tiling on the front entrance and wood tile canopies over the windows. The modification of the façade included repainting the building with the following colors: a light off-white color of "Alpaca" as the main building color; a dark beige color of "Chauntra Gray" as the accent color; and a dark brown color for the trimming on the canopies of "Backdrop." The approval also included conditions for landscape improvements and the improvement of the trash enclosure. On June 14,2016 the applicant submitted a request to modify the approved plans which included removing the existing archway on the front elevation, omitting the approved canopies along the north and east elevations and installing a new automatic wrought iron security gate for the underground parking (access with a card key). On August 25, 2016 the Planning Commission approved the applicants request to modify plans that were previously approved by the Planning Commission (Attachment No. 3). ZACase Files\VARIANCE12017117-05 2934 E. Garvey Avenue S. (Identification Sign)1StaffReport.doex Variance No. 17-05 2934 East Garvey Ave South September 26, 2017, 2017 - Page 3 On May 18, 2017, the Planning Department approved Sign Administrative Review No. 17-06 for a new monument sign and a tenant (in two locations) wall sign, for building identification, located along the front elevation facing East Garvey Avenue South (Attachment No. 4). IV. PROJECT DESCRIPTION AND ANALYSIS The applicant is proposing to deviate from the West Covina Municipal Code standards for the allowed 'Building Identification Sign'. Variance for Building Identification Sign Under the Municipal Code, office buildings (including institutional uses) are allowed a building identification sign only. Office buildings with one to three stories allow for the following, as indicated by the chart provided: Class Maximum Number Maximum Area Maximum Height/ Location Permit Required Building identification (for buildings with one to three stories) One (1) per wall facing a street or parking lot Two (2) percent of building face (single-face only) Between top of roof line and floor level of the top floor, or other appropriate location as approved by the planning director Sign Administrative Review Tenant Identification Tenant identification allowed ONLY for tenants on ground floor with exterior entrances exclusive from entrances to other units. The applicant is requesting a variance to allow three individual wall signs on the front elevation of the existing office building. A tenant anchor wall sign is proposed to be located above the main entrance of the existing building. The two individual tenant signs are proposed on the east portion and the west portion of the front elevation. The two individual tenant signs will serve the tenants occupying the given spaces. Therefore, the applicant is requesting a variance to deviate from the building identification standards to allow three tenant wall signs where one building identification is allowed. V. ENVIRONMENTAL DETERMINATION The proposal is considered to be categorically exempt, pursuant to Section 15303 (Class 1, Existing Facilities) of the California Environmental Quality Act (CEQA) as the project is a minor revision to an existing facility. ZACase Files\VARIANCE12017117-05 2934 E. Garvey Avenue S. (Identification Sign)1Staff Report.doex Variance No. 17-05 2934 East Garvey Ave South September 26, 2017,2017 - Page 4 VI. CONCLUSION The subject property is an existing office building along East Garvey Avenue South. The 24,093- square foot building is located on a 70,685- square foot lot south of the Interstate 10 Freeway. The building is currently going through remodeling per approved plans by the Planning Commission. In addition to the renovation of the building, the applicant has requested a variance to allow for three individual wall signs on the front elevation. The proposed two signs will facilitate two individual tenants located on the northeast elevation and the northwest elevation. The third wall sign (which was approved administratively as a building identification sign) will serve the anchor tenant, which would be located above the main entrance. The municipal code only allows for office buildings to have one building identification sign. hi addition to the allowed building identification sign, tenants with an exclusive ground floor entry may have a wall sign. The existing office building where the applicant proposed to install the signs do not have exclusive ground floor entries for the separate tenants. Historically, the city has not granted variances to allow for an office building to have individual tenant wall signs on the front elevation of the building. There are other office buildings in the vicinity of the subject property that currently comply with the Code Standards. Based on the Code Standard and the number of office buildings in the City that comply with the Code Standard, staff is not recommending approval of the request. If the Planning Commission determines that they can make the required findings, a resolution of approval can be prepared and presented at the next Commission meeting on October 10, 2017. VII. REQUIRED FINDINGS Findings necessary for a variance and findings for denial are presented below: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. The applicant is requesting a variance to allow for a total of three individual wall signs on the front elevation of an existing office building. The code only allows for one building identification sign and a wall sign for exclusive ground entry tenant spaces. The proposal would require the subject property to deviate from required building identification sign development standards. The site is located in the "Medium Commercial" (C-2) Zone. The subject property is located south of the Interstate 10 Freeway along East Garvey Avenue North, with neighboring commercial sites complying with the one building identification wall sign standard. There are no exceptional or extraordinary circumstances applicable generally to the subject property or class of use than those in the same vicinity and zone. ZACase Files\VARIANCE12017117-05 2934 E. Garvey Avenue S. (Identification Sign)1StaffReport.docx ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, DENYING VARIANCE NO. 17-05 VARIANCE NO. 17-05 CATEGORICAL EXEMPTION APPLICANT: Joe Campion of Sign Specialist Corporation LOCATION: 2934 East Garvey Avenue South WHEREAS, there was filed with this City a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a variance for The allowance to have three individual tenant wall signs on the front elevation of an existing office building on that certain property generally described as follows: Assessor's Parcel No. 8480-001-029 in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 26 th day of September, 2017, conduct duly advertised public hearings as prescribed by law to consider said application; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The "Medium Commercial" (C-2) Zone requires that office buildings, including institutional uses, for buildings with one to three stories allow for a maximum number of one (1) wall sign facing a street or parking lot, a maximum area is two (2) percent of the building face, and be located between the top of the roof line and the floor level of the top floor, (or other appropriate location as approved by the planning director). The request would go through the Sign Administrative Review process, which is administratively reviewed by staff. Additionally, a tenant identification sign is only allowed for tenants that are located on the ground floor with exterior entrances exclusive from entrances to other units. The applicant is proposing three individual tenant wall signs on the front elevation of the existing office building. 2. Appropriate findings for approval of a variance are as follows: ZACase Files\VARIANCE12017 117-05 2934 E. Garvey Avenue S. (Identification Sign)\var denial.doc Planning Commission Resolution No. Variance No. 17-05 September 26, 2017, 2017- Page 2 a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. c. That 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 California Environmental Quality Act (CEQA) of 1970, the proposal is considered to be categorically exempt, pursuant to Section 15303 (Class 1, Existing Facilities) of the California Environmental Quality Act (CEQA) as the project is a minor revision to an existing facility. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission determines that the findings for a variance at the proposed location cannot be met for the following reasons: a. The applicant is requesting a variance to allow for a total of three individual wall signs on the front elevation of an existing office building. The code only allows for one building identification sign and a wall sign for exclusive ground entry tenant spaces. The proposal would require the subject property to deviate from required building identification sign development standards. The site is located in the "Medium Commercial" (C-2) Zone. The subject property is located south of the Interstate 10 Freeway along East Garvey Avenue North, with neighboring commercial sites complying with the one building identification wall sign standard. There are no exceptional or extraordinary circumstances applicable generally to the subject property or class of use than !hose in the same vicinity and zone. b. The proposed wall signs of three individual tenants does not provide for the preservation of a substantial property right. The majority of office buildings located within the city have one building identification sign. If there are office buildings with multiple tenant signs, they maintain an exclusive ground-floor entry or have been approved twenty or more years ago. ZACase Files\VARIANCE12017117-05 2934 E. Garvey Avenue S. (Identification Sign)\var denial.doc Planning Commission Resolution No. Variance No. 17-05 September 26, 2017, 2017 - Page 3 Whereas the existing office building does not have exclusive ground-floor entrances for the separate tenant spaces. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Variance no. 17-05 is denied subject to the provisions of the West Covina Municipal Code. 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 26 th day of September, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: September 26, 2017 Don Holtz, Chairman Planning Commission Jeff Anderson, Secretary Planning Commission ZACase Files WARIANCE12017117-05 2934 E. Garvey Avenue S. (Identification Sign)War denial.doc Planning Department ATTACHMENT NO. 2 March 9.. 2016 Karin Ross Kamus + Keller 111 West Ocean Blvd. Suite 1750 Long Beach CA, 90802 Re: Planning Director's Modification No. 15-51 Dear Ms. Ross: On March 8, 2016 the Planning Commission approved the above-referenced application for the remodel of the existing commercial building. The West Covina Municipal Code provides that the action of the Planning Comniiision shall become final and effective 10 days after adoption of the resolutions stating the decisions. During said 10 day period, any interested party may appeal the decision in writing, or the City Council may initiate such an appeal. This appeal period ends on March 20, 2016. The approval granted is conditional upon the entitlements being "exercised" ',A ithin one year after the effective date. If the approval is not exercised within said time, said entitlements shall expire unless an extension is requested through the P aruinu Department prior to the expixation date. Please review the conditions listed below, indicate your acceptance by signiag in the space provided, and return it to the Planning Department as soon as possible. Additional processing fees are due in conjunction with this request The Planning Department will not issue building plan clearance until all processing fees are paid in hill. The balance due is $625,00. Therefore, prompt action would be gently appreciated. If you have any questions, do not hesitate to contact me at (626) 939-8764. Planning Department Conditions: Staff recommends that the Planning Commission approve Planning Director's Modification No. 15-51, subject to the following conditions: a. Comply with plans and color palette reviewed by the Planning Department and Planning Commission on March 8, 2016. b. Comply with all applicable sections of the West Covina Mun cipal Code 1444 W Garvey Avenue South, Room 208*West Covina, CA 9179130 Phone (626) 939-8422*Fax (626) 939-8667 Planning Director's Modification No. 15-51 2034 E. Garvey Avenue S. March 8, 2016 c. Comply with all requirements of the "Regional Commercial" (R-C) Zone. d. The facade improvements shall include the following: • Repainting the existing building with the colors of a off white color "Alpaca," a beige color of "Chauntra Gray," and a &Irk brown color of "Backdrop." • Construction of one architectural features on the street frontage elevations consisting of wood accent tile. The north portion of the front elevation will consist of the entryway feature with the height of 56 feet and width of 56 feet. • 5- foot minimum requirement for the architectural entry feature return on the roof; to screen the structural supports and to add depth. • Mounting of canopy features on alternating window expanses. The canopy will extend 36 inches. The canopy will be composed of wood panels. The canopy will be supported by a I.- inch round pipe support tied and mounted into the wall. e. The approval is for improvements to the existing building facade. There will be no additional floor area and height extension are in conjunction with this approval. f. Any sidewalk, hardscape or parking facility, with potholes, broken. raised (.1- depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. g. Any graffiti that appears on the property during construction shall he cleaned or removed on the same business day. K Graffiti-resistant coatings shall be used on all walls, fences, sign structure. or similar structures to assist in deterring graffiti. The existing landscaping shall be upgraded prior to the issuance of building permits, the applicant shall submit detailed landscaping and irrigation plans to the Planning Director for review and approval (Landscape Plans shall include all areas where landscaping is modified). Said plans shall include the type, size, and quantity of landscaping materials, as well as a hilly automatic comprehensive irrigation system. The plans shall comply with the City's standards for water efficiency. Landscaping areas are to be kept free of litter and diseased or dead plants. Diseased, dead, damaged, and c.r disfigured plants shall be replaced as deemed necessary by the Planninu Director. All installation of landscaping and irrigation shall be complete prior to issuance of a building permit final. ZACase Files\PD MOD2015 5-51 2934 E. Garvey Avenue (Faeade Rernodel)\Approvai Letter.dot Planning Director's Modification No. 15-51 2034 E. Garvey Avenue S. March 8,2016 Provide a balance of landscaping including ground cover, shrubs. and trees, within the landscape planer in the following areas: • Landscaping on the south end of the property located adjacent to the creek. • Upgrade and increase plant materials in the east side of the entry. k. Where necessary install new plant materials through the center effected by the proposed construction. 1. Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. m. All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorative block wall with a gate constructed of durable materials and an architectural cover. Provide construction details prior to issuance of a building permit. n. The corrugated roofing material proposed on the trash enclosure shall be screened on all sides from public view, or a different roofing material selected. o. All mechanical equipment not shown on the approved Study Plan shall be screened from all views in a manner that is architecturally compatible with the buildings on which they are mounted. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval prior to the issuance of building permits pursuant to Municipal Code Section 26-568. p. Any new pole mounted parking lot lighting shall be accurately indicated on the site plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. q. If any changes to the light standards or light levels are proposed, a parking lot lighting plan showing electrolier types and locations, average illumination levels, points of illumination and photometric data in conformance with the Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the City Engineer. r. During construction, the delivery of materials and equipment outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. s. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. Z:\Case Files\PD MOtY2015115-51 2934 E. Oarvey Avenue (Facade RemodeiMpproval Leuer.doc AGENDA ITEM NO, 6 DATE: September 26, 2017 PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 17-17 ADMINISTRATIVE USE PERMIT NO. 17-31 SUBCOMMITTEE FOR DESIGN REVIEW NO. 16-84 CATEGORICAL EXEMPTIONS APPLICANT: Jeff Tuck, South Hills Home Partnership LOCATION: 2831 Skyview Lane I. SUMMARY The applicant, South Hills Home Partnership, is requesting a conditional use permit and an administrative use permit to construct a 8,561-square foot two-story house (including an 912- square foot garage), and a 400-square foot balcony. The applicant is also proposing an 8-foot tall retaining wall along the rear of the property. The site is zoned "R-1" (Single-Family Residential) and is located in Area District V. Li 29 284 284 1S1 28169 28'<35 2t S,ubject Property 28E 28f 28,,5 Jae' 4E3 Staff is recommending approval of the proposal. South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 2 II. BACKGROUND ITEM DESCRIPTION ZONING AND GENERAL PLAN Zoning: "Single-Family Residential" (R-1), Area District V General Plan Land Use Designation: "Neighborhood Low" (0-8 du/a) SURROUNDING LAND USES AND ZONING North: "Single-Family Residential" (R-1); single-family residences East: "Single-Family Residential" (R-l); single-family residences, and vacant hillsides (Lot 32) South: "Single-Family Residential" (R-1); single-family residences, vacant hillsides (Lots 17, 18 and 20) West: "Single-Family Residential" (R-1); single-family residences CURRENT DEVELOPMENT Vacant Lot (Lot 18) LEGAL NOTICE Legal notice was mailed to 46 owners and occupants of properties located within 300 feet of the subject site. The Planning Commission reviewed the proposed residence on August 22, 2017. The applicant had previously proposed a variance regarding the front-yard setback. At the hearing, the Planning Commission expressed support for the architecture of the house, but denied the variance, and therefore denied the conditional use permit, and administrative use permit. Subsequently, the applicant revised the plans to remove the variance request by relocating the house. III. PROJECT DESCRIPTION AND ANALYSIS The subject property was subdivided several decades ago and is a legal lot of record. The Municipal Code requires an application for the development of an individual lot when a house is constructed or an addition is proposed. The following chart provides information on the subject property and unit: Lot # Address Lot Size (Sq. feet) House Size Garage Size Floor Area Size 18 2831 Skyview Lane 20,451 7,649 912 8,561 Based on the lot size, proposed house size, shape of the lot, and topography of the lot, the applicant is requesting the approval of numerous entitlements. These include a conditional use permit, administrative use permit, and Subcommittee for Design Review. ZACase Files\CUP12017117-17 2831 Skyview Lane Largo HomelStaff Report.doe South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 3 The following is a description of the entitlements requested for each type of application. • Conditional Use Permit (CUP) — The proposal includes a CUP for a Large Home. A CUP is required for a Large Home when the proposed house exceeds the maximum allowable unit size by more than 25 percent. The lot is 20,451 square feet, and the proposed house size is 8,561 square feet. • Administrative Use Permit (AUP) — The proposal includes improvements that require the approval of an AUP such as the construction of a two-story house, a retaining wall of eight feet in height, and a second-story balcony greater than 200 square feet. • Subcommittee for Design Review — new single-family homes are required to be reviewed by the Planning Commission Subcommittee for Design Review. The Subcommittee reviewed the proposed house on May 9, 2017, and determined to forward the architectural review of the house to the Planning Commission. The following chart provides information on the applications submitted: Lot Address Required Entitlein(,nittg 2831 Skyview Lane 'CUP 17 - 17 Large Horne 8493-053-008 AUP 17 - 31 2"`I Story 18 AUP 17 - 31 Balcony over 200 sq. ft. A-3 Italian AUP 17- 31 Retaining Wall over 8 ft. Subcommittee 16 —84 The proposed residence is a two-story home and is constructed in the "Italian" architectural style. Features for the "Italian" style include stucco exterior, exposed rafter tails, pot shelves, wrought iron window grills, a decorative concrete entry doorframe, and a hip roof comprised of concrete s-tiles. The house includes a four-car garage and has been designed with both vertical (second-story setbacks) and horizontal (movement on the front elevation of the building) articulation to break up the bulk and mass of the unit. CONDITIONAL USE PERMIT For lots with a lot area from 20,000 square feet to 24,999 square feet, the maximum allowable unit size is 4,000 square feet or 35 percent of the lot area, whichever is less. The subject property is 20,451 square feet; therefore the maximum allowable unit size for the property is 4,000 square feet. Furthermore, a Conditional Use Permit is required for a Large Home when the proposed addition exceeds the maximum allowable unit size by more than 25 percent (5,000 square feet, in this case). The proposed home would have a total floor area of 8,561 square feet and requires a CUP for a Large Home. Z:\Case Files\CUP\2017 117-17 2831 Skyview Lane Large Home\StaffReport.doe South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 4 ADMINISTRATIVE USE PERMIT The proposal includes and administrative use permit. The proposed administrative use permit includes a two-story house, retaining wall between four feet and eight feet in height, and a second-story balcony greater than 200 square feet. Two Story House The Municipal Code requires the approval of an administrative use permit to allow for two-story house or for two-story additions. The proposed house consists of a two stories. Retaining Walls The applicant is also requesting an AUP to allow a retaining wall over four feet with a maximum height of eight feet. Because of the topography and the desire to create a level building pad, a retaining wall is needed. The lot has been rough graded to create a pad for the house. Retaining walls up to four feet in height are allowed by right. Therefore, the applicant is requesting the approval of an administrative use permit for a retaining wall between four feet and eight feet in height. 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 are located on the north, north, east, and south elevations of the house to take advantage of the view. The proposed balconies total 400 square feet in area. Therefore, the applicant is requesting the approval of an administrative use permit for balconies greater than 200 square feet. Staff Survey of Surrounding Residences The property on Skyview Lane is surrounded by developed two-story, single family houses. Staff conducted a survey of 19 lots in the vicinity of the subject properties. This survey includes houses on Skyview Lane, Counttywood Lane, Rolling Hills Rd, and Majestic Street. The following chart shows the mean and median lot size, square footage of the homes, number of bedrooms and floor area ratio. The mean is the average of all 19 houses and the median is the number that falls directly in the middle if listed in numerical order. LOT SIZE FLOOR AREA NUMBER OF BEDROOMS FLOOR AREA RATIO (FAR) MEAN 23,546 sq. ft. 5,471 sq. ft. 5 25.4% MEDIAN 20,428 sq. ft. 5,556 sq. ft. 5 26.6% PROPOSAL 20,451 sq. ft. 8,561 sq. ft. 6 41.7% The house, as proposed, would be 1.5 times larger than the average size of the surrounding surveyed homes. ZACase Files\CUP12017117-17 2831 Skyview Lane Large HomelStaffReport.cloe South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 5 The median size of the homes is 5,556 square feet. The house sizes range from 4,543 square feet to 6,697 square feet. The lot sizes of the surveyed homes range from 19,806 square feet to 75,473 square feet, while the lot size of the subject property is 20,451 square feet. Floor area ratios range from 8.1 percent to 32.7 percent The proposed floor area ratio of the subject property is 41.7 percent. The house, as proposed, would be 1.5 times larger than the average size of the surrounding surveyed homes of 5,471-square feet. Although, the proposed house would be 1.5 times larger than the average house size, the house would be 1.2 times larger than the largest house size of the surveyed homes of 6,697 square feet. SUBCOMMITTEE FOR DESIGN REVIEW The Subcommittee reviewed the proposed house on May 9, 2017, and determined to forward the architectural review of the house to the Planning Commission as the Commission would be reviewing the proposals for each house due to the other entitlements requested. The following is a discussion of Subcommittee suggestions for new two-story additions: 1. Design the two-story house or addition so that all setbacks, including second story, have been met. The proposed two-story single-family residence is in compliance with all applicable setbacks. 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 proposed house is in a neighborhood that is exclusively two-story. The first floor of the residence will be 4,793 square feet (including the 882- square foot attached three-car garage), while the second floor of the residence will be 3,738 square feet. • A3 (Italian) — first story 4,793 sq. ft., second story 3,738 sq. ft. ZACase Files\CUP12017117-17 2831 Skyview Lane Large HomelStaff ReporLdoc South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 6 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 house is located in a neighborhood surrounded by properties that are two-story houses. The property is also located in 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 neighborhood surrounded by properties that are two-story houses. The house plan includes a combination of one-story and two-story elements. The use of one-story elements, including roof elements and garage projections, provide a horizontal emphasis that reduces the perception of mass and height. 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 house is located in a geographical area and neighborhood that is exclusively a two-story neighborhood. The proposed two-story house will be consistent with the majority of houses in the vicinity. 6. In an area that is predominately one story, the addition of a second-story balcony, especially in a flatland neighborhood can have an effect on privacy. In these areas, balconies in rear yards are discouraged. The proposed house is located in a geographical area and neighborhood that is exclusively a two-story neighborhood. The proposed balconies will not have any negative privacy impacts to adjacent neighbors due to the topography in the areas where the house is proposed. nease Files\CUP12017117-17 2831 Skyview Lane Large HomelStaffReport.doe South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 7 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 proposed house includes window treatment on all four elevations. 8. 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). This will be required as a condition of approval. IV. REQUIRED FINDINGS The required findings have been made for the proposed house. Staff is recommending approval. The required findings are listed below for each of the entitlements: Required findings for approval of a conditional use permit are as follows: a. The lot and proposed development is consistent with the general plan, zoning and meets all other applicable code requirements. The proposed two-story house is consistent with the Residential Very Low (0.1-1.0 dwelling units per acre) land use designation of the General Plan. The project meets all applicable requirements of the "Single-Family Residential" (R-1) Zone, Area District V. 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 surrounding residences. The mass, bulk and architecture of the proposed two-story home is consistent with the other homes in the area. The proposed Italian two- story house features stucco exterior, stone veneer, decorative columns, wrought iron enhancements, decorative recessed arch windows, exposed wood rafter tails, decorative entry surrounds with decorative tile, wood corbels and posts. All of the homes found in this area are contemporary two-story homes. Therefore, the proposed house will not have any negative impacts to adjacent neighbors, as the proposed house is consistent in mass and bulk with other houses in the area. Z:\Case Files\CUP12017117-17 2831 Skyview Lane Large HomelStaffReport.doe South Hills Home Partnership 2831 Skyview Lane September 26, 2017- Page 8 c. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. Access to the site is provided via Hillside Dr and Countrywood Lane. The subject property is developed with setbacks greater than the minimum required. The proposed large home does not have any effect on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of- way that would affect convenience and safety of circulation for pedestrians and vehicles. d. The 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 single-family residence is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. e. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies minimal retaining walls, trees and other buffering landscaping materials. The design of the structure has given consideration to the privacy of surrounding properties in that the area consists of large lots developed with single-family residences. The area includes hillsides and varied topography, allowing for greater visibility into neighboring yards. Most of the houses in the area are two-story. The proposed balconies are located on the side eastern elevation of the house the direction of the view and northern elevation facing the front yard. The proposed balcony will be consistent and integral to the architecture of the house. The proposed balcony will not have a direct affect on the privacy of neighboring properties. ZACase Files\CUP12017117-17 2831 Skyview Lane Large Home\StaffReport.doc South Hills Home Partnership 2831 Skyview Lane September 26, 2017 -Page 9 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. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The property has been improved to rough grading and is currently vacant. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department. The project proposes construction of a two- story house that would not impede any scenic views from surrounding properties Required findings for approval of an administrative use permit are as follows: a. The lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements. The proposed development is consistent with the General Plan land use designation of "Very-Low Residential" (0.1 — 1.0 dwelling units per acre) and the goals and policies of the General Plan. With approval of an administrative use permit, the project complies with the provisions of the Zoning Code. The project is required to meet all other applicable Zoning Code requirements, including height 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. The mass, bulk and architecture of the proposed two-story home is consistent with the other homes the neighborhood and those proposed on nearby vacant lots concurrent with this proposal. The proposed Spanish two-story house features stucco exterior, stone veneer, decorative columns, wrought iron enhancements, decorative recessed arch windows, exposed wood rafter tails, decorative entry surrounds with decorative tile, wood corbels and posts. All of the homes found in this neighborhood are contemporary two-story homes. Therefore, the proposed house will not have •any negative impacts to adjacent neighbors, as the proposed house is consistent in mass and bulk with other houses in the neighborhood. ZACase Files\CUP12017117-17 2831 Skyview Lane Large Home1Staff Report.doc South Hills Home Partnership 2831 Slcyview Lane September 26, 2017 - Page 10 C. The development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles. Access to the residential site will be gained from Hillside Dr. The subject property is developed with a front setback in compliance with requirements and has provided an adequate driveway. Therefore, the development has demonstrated sensitivity to circulation patterns and will not be detrimental to the convenience and safety of circulation for pedestrians and vehicles. d. The development can be adequately served by existing or required infrastructure and services. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story single-family residence is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore the development can be adequately served by existing infrastructure and services. e. The design of the structure has given consideration to the privacy of surrounding properties through the usage and placement of windows and doors, cantilevers, decks, balconies, minimal retaining walls, trees and other buffering landscaping materials. The 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 two-story. The proposed balcony is located on the rear (northerly) elevation of the house in the direction of the rear yard. The proposed balcony will be consistent and integral to the architecture of the house. The proposed balconies will not have a direct affect on the privacy of neighboring properties. 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. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The property has been improved to rough grading and is currently vacant. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department. The project proposes construction of a two-story house that would not impede any scenic views from surrounding properties. Maw Files\CUP12017117-17 2831 Skyview Lane Large HomelStaff Report.doe South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 11 V. CONCLUSION The proposed house requires a conditional use permit, administrative use permit, and Subcommittee review. The proposed house was part of the original twelve houses reviewed by the Planning Commission. The Planning Commission on August 22, 2017 approved eleven of the houses and denied Lot 18 (2831 Skyview Lane) due to the variance request. Six of the lots are located on Sunrise Road (Lots 1-6). Four of the lots are located on to the west of Skyview Lane and Rolling Hills Road, and one lot located on Mountain Ridge Road. The proposed house is located in the vicinity of other developed lots as well as undeveloped hillside areas. The surrounding houses were constructed within the last 2-15 years. The proposed house is located in a neighborhood with large houses and large lots. All of existing houses are two-story houses, many of them including balconies to take advantage of the dramatic views in the area. The construction of the retaining wall will allow for a larger level yard area and the balconies will allow the residents to optimize the views from the proposed houses. The proposed house features Italian architectural style. The proposed house also features a variety of architectural exterior finishes, The proposed house would be 1.5 times larger than the average size of the surrounding homes. As stated, The Planning Commission reviewed the previous house submittal on August 22, 2017, and denied the variance and associated entitlements to allow a house to encroach within the required front yard setback. The applicant revised the plans and has designed the plan in conformance with all required development standards. VI. ENVIRONMENTAL DETERMINATION The proposal is considered to be categorically exempt, pursuant to Section 15303 (Class 3, New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA) since the applications consist of the construction of a single-family residence on an individual property and the proposed house is consistent with the initial Environmental Impact Report certified by the City when the 'Tact maps were approved. The lot is a legal lot of record and is therefore reviewed independently. ZACase Files\COP12017117-17 2831 Skyview Lane Large HomelStalfReportdoc South Hills Home Partnership 2831 Skyview Lane September 26, 2017 - Page 12 VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Conditional Use Permit No. 17-17, Administrative Use Permit No. 17-31, and Subcommittee for Design Review No. 16-84. REVIEWED AND APPROVED: Jeff/AMedon, AICP Planning Director Attachments: Attachment No. 1 — Conditional Use Permit 17-17 Resolution for Approval Attachment No. 2 — Administrative Use Permit 17-31 Resolution for Approval Attachment No. 3 — Plans (Available for review by the public at the West Covina Library, West Covina Police Dem hnent, and West Covina Planning Department) Z:\Case Files \CUP12017117-17 2831 Skyview Lane Large HomelStaffReport.doe ATTACHMENT NO. 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 17-17 CONDITIONAL USE PERMIT NO. 17-17 CATEGORICAL EXEMPTION APPLICANT: Jeff Tuck for South Hills Home Partnership LOCATION: 2831 Skyview Lane WHEREAS, there was filed with this City a verified application on the forms prescribed by the Commission requesting approval of a conditional use permit under the provisions of Chapter 26, Article VI of the West Covina Municipal Code, to allow: A "Large Home" that exceeds the maximum unit size allowable floor area by more than 25 percent On that certain property described as follows: Assessor's Parcel No. 8493-053-008, 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 26 1h day of September, 2017, conduct a duly advertised public hearing as prescribed by law to consider said application; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The applicant is proposing to construct a 8,561-square foot two-story house (including a 912-square foot attached garage) located on a 20,451-square foot lot. 2. Findings necessary for approval of a conditional use permit for a "Large Home" as follows: Mase Files\CUP\2017117-17 2831 81cyview Lane Large HomelCUP Reso 17-17.doe Planning Commission Resolution No. Conditional Use Permit No. 17-17 September 26, 2017 - Page 2 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 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. 3. The proposal is considered to be categorically exempt, pursuant to Section 15303 (Class 3, New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA) since the applications consist of the construction of a single-family residence on an individual property and the proposed house is consistent with the initial Environmental Impact Report certified by the City when the tract maps were approved. The lot is a legal lot of record and is therefore reviewed independently. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of West Covina as follows: 1. On the basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings for approval of a conditional use permit: a. The proposed two-story house is consistent with the Residential Very Low (0.1- 1.0 dwelling units per acre) land use designation of the General Plan. The project meets all applicable requirements of the "Single-Family Residential" (R- 1) Zone, Area District V. ZACase Files\CUP12017117-17 2831 Skyview Lane Large Home\ CUP Reso 17-17.cloc Planning Commission Resolution No. Conditional Use Permit No, 17-17 September 26, 2017 - Page 3 b. The mass, bulk and architecture of the proposed two-story home is consistent with the other homes in the area. The proposed Italian two-story house features stucco exterior, stone veneer, decorative columns, wrought iron enhancements, decorative recessed arch windows, exposed wood rafter tails, decorative entry surrounds with decorative tile, wood corbels and posts. All of the homes found in this area are contemporary two-story homes. Therefore, the proposed house will not have any negative impacts to adjacent neighbors, as the proposed house is consistent in mass and bulk with other houses in the area. c. Access to the site is provided via Hillside Dr and Countryvvood Lane. The subject property is developed with setbacks greater than the minimum required. The proposed large home does not have any effect on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-way that would affect convenience and safety of circulation for pedestrians and vehicles. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story single-family residence 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 developed with single-family residences. The area includes hillsides and varied topography, allowing for greater visibility into neighboring yards. Most of the houses in the area are two-story. The proposed balconies are located on the side eastern elevation of the house the direction of the view and northern elevation facing the front yard. The proposed balcony will be consistent and integral to the architecture of the house. The proposed balcony will not have a direct affect on the privacy of neighboring properties. f. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The property has been improved to rough grading and is currently vacant. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department. The project proposes construction of a two-story house that would not impede any scenic views from surrounding properties. &Case Files \CUP 12017117-17 2831 Skyvicw Lane Large Home\CUP Reso 17-174oe Planning Commission Resolution No. Conditional Use Permit No. 17-17 September 26, 2017 - Page 4 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Conditional Use Permit No. 17-17 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy or final approval is issued, and the violation of any of which shall be grounds for revocation of said conditional use permit by the Planning Commission or City Council. 3. The conditional use permit shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office of the Planning Director his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690, 4. The costs and expenses of any enforcement activities, including, but not limited to attorney's fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the conditional use permit for a Large Home that exceeds the maximum unit size allowable floor area by more than 25 percent and is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on September 26, 2017. 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\CUP 12017117-17 2831 Skyview Lane Large Home \CUP Reso 17-17.doc Planning Commission Resolution No. Conditional Use Permit No. 17-17 September 26, 2017 - Page 5 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. J. The applicant shall record CC&R's (covenants, codes and restrictions) to require the property owners to maintain cross lot drainage facilities, slope landscaping and shared driveways. The City and City Attorney shall review and approve the CC&R's prior to the issuance of building permits. 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. 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. m. Fire Department Requirements: 1. NFPA 13D/13R/13 fire sprinkler system. 2. New fire flow test required. 3. Required fire flow of 1500 GPM @ 20 PSI for 2 hours. 4. Provide/ensure 1 fire hydrants within 250 feet of each property line. 5. Hard-wired smoke detectors with battery back up. Z:\Case Files\CUP12017117-17 2831 Skyview Lane Large HomelCUP Rego 17-174oc Planning Commission Resolution No. Conditional Use Permit No. 17-17 September 26, 2017 - Page 6 6. Carbon monoxide detectors required. 7. One-hour rated construction required between living areas and attached garages, including a 20-minute rated, solid-core door with self-closing hardware. n. Engineering Requirements: 1. 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. The required street improvements shall include those portions of Skyview Lane and Sunrise Road 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. The developer shall either deposit $10,100 prior to the issuance of building permits or provide street rehabilitation work up to centerline of all street contiguous to subject property. 5. Five foot wide sidewalks shall be maintained along Sunrise Road contiguous to subject property. 6. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 7. Water service facilities shall be constructed to at least meet the requirements for fire flow established by the City's Fire Department and the requirements of the subsequent water purveyor/owner of the facilities. 8. Prior to issuance of any Building Permit, all of the following requirements shall be satisfied: a) A final grading and drainage plan showing existing and proposed elevations and drainage structures (and showing existing and proposed on-site and off-site improvements) shall be submitted to and approved by the Planning Department and Engineering Division. ZACasc Files\CUP12017117-17 2531 Skyvicw Lane Large Home \CUP Rcso 17-17.doe Planning Commission Resolution No, Conditional Use Permit No. 17-17 September 26, 2017 - Page 7 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. 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 Stormwater/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 any Building Permit pursuant to Section 20-40 of the Municipal Code. The estimated park fee is $10,950 per lot for a total of $ 131,400 for the 12 lots (Final Phase) (438 (Square-feet of required land) X 12 units (Number of units/lots) X $25 (unit price of a square-foot of the developed lot). o. 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 Building Code (CBC) and 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. Retaining walls (see Engineering Division for requirements) c. Block walls exceeding 6 feet in height d. Signs e. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) Plumbing g. Mechanical h. Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. ZACase Files\CUP12017117-17 2831 Skyview Lane Large Home \CUP Reso 17-17,(10c Planning Commission Resolution No. Conditional Use Permit No. 17-17 September 26, 2017 - Page 8 5. Complete architectural plans prepared a by State licensed 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 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. Provide fire sprinklers complying with CBC § 903.3.1 for the following proj ects: 10. In all new one/two family homes and tovvnhomes of R3 occupancy. CRC § R 313.1 and 313.2. 11. The final map shall be recorded prior to the issuance of any building permit. 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 26 th day of September, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: September 26, 2017 EXPIRATION: September 26,2018 If not used. Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission Z:\Case Files\CUP12017117-17 2831 Skyview Lane Large HomelCUP Reso 17-17.doc ATTACHMENT NO. 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT NO. 17-31 ADMINISTRATIVE USE PERMIT NO. 17-31 CATEGORICAL EXEMPTION APPLICANT: Jeff Tuck for South Hills Home Partnership LOCATION: 2831 Skyview Lane 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 two-story single-family house and the construction of a 400-square foot balcony along the rear (north) elevation of the residence, on that certain property generally described as: Assessor's Parcel No. 8493-053-008, 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 26t1 day of September, 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 a two-story single-family house, and the construction of balconies over 200 square feet. The subject site is located in the "R-1" (Single-Family Residential) Zone, Area District V. 2. The applicant is proposing to construct a 8,561-square foot two-story house (including a 912-square foot attached garage) located on a 20,451-square foot lot. The proposed house also includes a 400-square foot balcony along the rear (north) elevation of the residence. ZACase Files\CUP12017117-17 2831 Skyview Lane Large I IonieNAUP 17-31 Reso.2Story.lIalcony.doc Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26, 2017 — Page 2 3. Appropriate findings for approval of an administrative use permit for a two-story single family house: 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: a. Colors and materials. Decorative materials and/or design elements shall be used as necessary to enhance the aesthetic appearance of the retaining wall structure. Suggested materials include, but are not limited to, stone, masonry, wood, textured poured concrete, and textured colored precision block with colored grout. Natural and earth-tone colors should be utilized for retaining walls to blend the wall with existing surroundings. A variation in design or materials should be used where necessary to break up large masses and/or add visual interest. Z:ICase Files \CUP12017117-17 2831 Skyviow Lane Large Hone\ AUP 17-31 Reso.2Sicay.Ba1cony.doc Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26, 2017 Page 3 b. Landscaping. Landscaping shall be integrated into the design of the retaining wall or elevated structure as necessary to screen the retaining wall or structure from open view. Where required, a landscape and irrigation plan shall be reviewed and approved by the planning director. c. Wall separation. Retaining walls shall be separated into terraced segments where necessary to break up large undifferentiated masses. d.Privacy impacts. Retaining walls and structures shall be located and designed to avoid unreasonable interference with the privacy of surrounding properties. 5. The proposal is considered to be categorically exempt, pursuant to Section 15303 (Class 3, New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA) since the applications consist of the construction of a single-family residence on an individual property and the proposed house is consistent with the initial Environmental Impact Report certified by the City when the tract maps were approved. The lot is a legal lot of record and is therefore reviewed independently. 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 two-story single-family house findings: a. The proposed development is consistent with the General Plan land use designation of "Very-Low Residential" (0.1 — 1.0 dwelling units per acre) and the goals and policies of the General Plan. With approval of an administrative use permit, the project complies with the provisions of the Zoning Code. The project is required to meet all other applicable Zoning Code requirements, including height requirements. b. The mass, bulk and architecture of the proposed two-story home is consistent with the other homes the neighborhood and those proposed on nearby vacant lots concurrent with this proposal. The proposed Spanish two-story house features stucco exterior, stone veneer, decorative columns, wrought iron enhancements, decorative recessed arch windows, exposed wood rafter tails, decorative entry surrounds with decorative tile, wood corbels and posts. All of the homes found in this neighborhood are contemporary two-story homes. Therefore, the proposed house will not have any negative impacts to adjacent neighbors, as the proposed house is consistent in mass and bulk with other houses in the neighborhood. ZACase FiloslCUP12017117-17 2831 Skyview Lane Large HomelAUP 17-31 Reso.2Story.Balcony.doc Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26,2017 — Page 4 c. Access to the residential site will be gained from Hillside Dr. The subject property is developed with a front setback in compliance with requirements and has provided an adequate driveway. Therefore, the development has demonstrated sensitivity to circulation patterns and will not be detrimental to the convenience and safety of circulation for pedestrians and vehicles. d. The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story single-family residence 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 two-story. The proposed balcony is located on the rear (northerly) elevation of the house in the direction of the rear yard. The proposed balcony will be consistent and integral to the architecture of the house. The proposed balconies will not have a direct affect on the privacy of neighboring properties, f. The proposal is sensitive to the natural terrain in that there are no major terrain modifications. The property has been improved to rough grading and is currently vacant. Any necessary precise grading for construction will require that a grading permit be obtained from the Public Works Department. The project proposes construction of a two-story house that would not impede any scenic views from surrounding properties. 2. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following retaining wall and balcony findings: a. The proposed retaining wall is designed to create a level pad area. All proposed retaining walls shall be eight feet in height or less and shall be constructed using decorative materials. The proposed retaining wall located in the side yard ranges from 0 to 8 feet in height. While the proposed wall is visible from neighboring properties, that visibility is mitigated as the street elevation is significantly lower than the elevation of the retaining wall and the area has varied topography. Landscaping will be installed on the property further reducing the visibility of the retaining wall. b. The conditions of approval will require that the retaining walls be constructed of decorative materials to blend in with the surrounding neighborhood. Additionally, the conditions will require the planting of landscape materials (vines, shrubs and/or trees) to screen retaining walls from off-site. ZACase Files\CUP\2017117-17 2831 Skyview Lane Large Horne\ AUP 17-31 Reso.25tory.Ba1cony.doe Planning Commission Resolution No, Administrative Use Permit No. 17-31 September 26, 2017 — Page 5 3. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Administrative Use Permit No. 17-31 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said administrative use permit by the Planning Director, Planning Commission, or City Council. 4. That the administrative use permit shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this administrative use permit as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690, 5. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 6. That the approval of the administrative use permit is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on September 26, 2017. 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. The retaining wall shall be constructed of decorative materials approved by the Planning Director. e. This development shall conform to all applicable Municipal regulations, Fire, Building, Mechanical, Electrical, Plumbing codes and recognized, approved, standards of installation. nease Files1CUP12017 17-17 2831 Skyview Lane Large Horne \AUP 17-31 Reso,2Story.Balcony.doc Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26, 2017 — Page 6 f. 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. g. The applicant shall sign an affidavit accepting all conditions of this approval. h. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and executive order 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. k. The applicant shall record CC&R's (covenants, codes and restrictions) to require the property owners to maintain cross lot drainage facilities, slope landscaping and shared driveways. The City and City Attorney shall review and approve the CC&R's prior to the issuance of building permits. 1, The applicant shall execute an indemnity agreement, in a form provided by the City and approved by the City Attorney, indemnifying the City against any and all actions brought against the City in connection with the approvals set forth herein. m. This approval is effective for a period of one (1) year. All applicable building permits must be obtained within one (1) year of project approval. n, Fire Department Requirements: 1. NFPA 13D113R/13 fire sprinkler system. 2. New fire flow test required. Z:1Case Files1CUP120171] 7-17 2831 Skyview Lane Large Home1AUP 17-31 Reso.2Story.Salcony.cloc Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26, 2017 — Page 7 3. Required fire flow of 1500 GPM @ 20 PSI for 2 hours. 4. Provide/ensure 1 fire hydrants within 250 feet of each property line. 5. Hard-wired smoke detectors with battery back up. 6. Carbon monoxide detectors required. 7. One-hour rated construction required between living areas and attached garages, including a 20-minute rated, solid-core door with self-closing hardware. o. Engineering Requirements: I. 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. The required street improvements shall include those portions of Skyview Lane and Sunrise Road 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. The developer shall either deposit $10,100 prior to the issuance of building permits or provide sfreet rehabilitation work up to centerline of all street contiguous to subject property. 5. Five foot wide sidewalks shall be maintained along Sunrise Road contiguous to subject property. 6. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 7. Water service facilities shall be constructed to at least meet the requirements for fire flow established by the City's Fire Department and the requirements of the subsequent water purveyor/owner of the facilities. Mase Files\CUP 12017 17-17 2831 Skyview Lane Large HemeWIT) 17-31 Reso.2Story.Balcony.cloc Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26,2017 — Page 8 8. Prior to issuance of any Building Permit, all of the following requirements shall be satisfied: a) A final grading and drainage plan showing existing and proposed elevations and drainage structures (and showing existing and proposed on-site and off-site improvements) shall be submitted to and approved by the Planning Department and Engineering Division. 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. 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 Stormwater/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 any Building Permit pursuant to Section 20-40 of the Municipal Code. The estimated park fee is $10,950 per lot for a total of $ 131,400 for the 12 lots (Final Phase) (438 (Square-feet of required land) X 12 units (Number of units/lots) X $25 (unit price of a square-foot of the developed lot). P- Building Requirements: 1, All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Building design shall comply with the 2016 California Building Code (CBC) and 2016 California Residential Code for single family occupancy. 3. Separate application(s), plan check(s), and permit(s) is/are required for: Z:\Casc Files \CUP\2017117-17 2831 Skyview Lane Large HomelAUP 17-31 Reso.2Story.Balcony.doe Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26, 2017 — Page 9 a. Grading (see Engineering Division for requirements) b. Retaining walls (see Engineering Division for requirements) C. Block walls exceeding 6 feet in height d. Signs e. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) f. Plumbing g. Mechanical h. Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 5. Complete architectural plans prepared a by State licensed 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 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. Provide fire sprinklers complying with CBC § 903.3.1 for the following projects: 10. In all new one/two family homes and townhomes of R3 occupancy. CRC § R 313.1 and 313.2. 11. The final map shall be recorded prior to the issuance of any building permit. Z:1Case Files1CUP12017117-17 2.831 Skyview Lane Large flome1AUP 17-31 Reso.2Story.Balcony.doe Planning Commission Resolution No. Administrative Use Permit No. 17-31 September 26, 2017— Page 10 I HEREBY CERTIFY that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina at a regular meeting held on the 26"d day of September, 2017, by the following vote: AYES: NOES: ABSENT: DATE: September 26, 2017 EXPIRATION DATE: September 26, 2018 If not used. Don Holtz, Chairman Planning Commission Jeff Anderson, AICP, Secretary Planning Commission ZACase Files\CUP12017117-17 2531 Skyview Lane Large HomelAUP 17-31 Reso.2Story.Balcony.doe AGENDA NO. 7. a. DATE: September 26, 2017 FORTHCOMING PLANNING COMMISSION HEARINGS October 10, 2017 A. CONSENT CALENDAR None B. PUBLIC HEARINGS (1 VARIANCE NO. 17-07 SOUND WALL APPLICANT: LOCATION: Penske Audi of West Covina 2016 East Garvey Avenue South (2) ADMINISTRATIVE USE PERMIT NO. 17-11 ADMINISTRATIVE USE PERMIT NO. 17-27 DECK AND RETAINING WALL APPLICANT: Nany Tong and Jose Herriberro Gomez Silva LOCATION: 1212 Inspiration Point (3) GENERAL PLAN AMENDMENT NO. 17-01 ZONE CHANGE NO. 17-01 GENERAL PLAN AND ZONING MAP CLEAN-UP APPLICANT: City of West Covina LOCATION: Citywide C. NON-HEARING ITEMS None \\Storagellplandata\PLANCOMWORTHCOMING12017 Forthcoming19.26.17 forthcoming4oc Forthcoming Planning Commission Hearings September 26, 2017 - Page 2 October 24, 2017 A. CONSENT CALENDAR None B. PUBLIC HEARINGS None C. NON-HEARING ITEMS None \\Storagel\planclata\PLANCOMWORTHCOM1NG12017 Forthcoming19.26.17 forthcoming .doe September 2017 Planning Commission Project Status Report Project # Address Description of ProjectPC Approved PD ModPlan Check SubmittalPlan Check ApprovalBldg. Permit IssuedConstruction StatusCUP 17-09, PDMod 17-18339 N Azusa Ave Trade School 09/12/2017PP 16-02, AUP 17-261360 W Garvey Ave S New Bakery and Café 09/12/2017 04/26/2017PDMod 17-171000 & 1050 Lakes Dr Adding Compact Parking 08/22/2017V 17-042223 San Bernardino Rd Landscape Coverage 08/22/2017Under constructionCUP 17-13, AUP 17-191203 Inspiration PtAddition to Single-Family House 08/22/2017PP 17-03, V 17-032539 E Garvey N Site Remodel 08/22/2017PDMod 14-05501 S Vincent Ave Building Façade Remodel 08/08/2017 08/28/2017PDMod 17-031100 West Covina Pkwy Sizzler Remodel 08/08/2017CUP 17-07421 S Glendora Ave Tattooing Studio 08/08/2017AGENDA NO. 8.b. DATE: September 26, 2017 Project # Address Description of ProjectPC Approved PD ModPlan Check SubmittalPlan Check ApprovalBldg. Permit IssuedConstruction StatusCUP 17-111200 Lakes Drive Off-Sale ABC 07/25/2017CUP 14-151455 Queen SummitAddition to Single-Family House 07/11/2017 08/23/2017TPM 73142, CUP 17-05 & 17-05, AUP 16-16 & 16-54524 Barranca Street 2-Lot Subdivision 06/13/2017AUP 17-07539 N Azusa Ave Martial Arts Studio 05/09/2017AUP 17-023660 S Nogales St J#A Dance Studio 04/25/2017 05/22/2017CUP 16-14, AUP 16-41 3017 Hillside Dr Large Home 04/11/2017 08/30/2017TPM 74133, V 16-082222 W Garvey Ave3-Lot Subdivision (2250 W Garvey, 1035 S Willow, 1039 S Willow) 03/28/2017 07/31/2017CUP 17-01, AUP 16-56 1321 SilverbirchAddition to Single-Family House 03/14/2017 04/18/2017 07/19/2017 07/19/2017CUP 16-133201 E Cameron AveReplace Building at Water Facility 03/14/2017 07/05/2017PDMod 16-363030 E Garvery Ave S Remodel McDonald's 02/28/2017 12/12/2016 05/03/2017 06/28/2017 Under ConstructionCUP 16-251730 W Cameron Ave Tutoring Center 02/28/2017 03/27/2017 05/11/2017 05/11/2017 Under Construction Project # Address Description of ProjectPC Approved PD ModPlan Check SubmittalPlan Check ApprovalBldg. Permit IssuedConstruction StatusAUP 16-23223 N Leland Ave MUSE & 2nd Story 01/24/2017 03/22/2017PP 16-06, CUP 16-11440 S Vincent Ave Del Taco with Drive-Through 12/13/2016 12/15/2016 06/27/2017 06/27/2017 Under ConstructionAUP 16-442730 Vanderhoof 1,361 sf Detached Garage 12/13/2016 03/06/2017 06/12/2017 06/12/2017AUP 16-191117 S Serena Dr Retaining Wall 10/11/2016 04/13/2017 06/13/2017 06/13/2017AUP 16-10619 N Toland AveAddition to Single-Family House 10/11/2016 01/03/2017 04/06/2017 04/06/2017 Under ConstructionCUP 15-19, V 16-07934 West Covina Pkwy Rero's Burritos 09/13/2016 02/01/2017 02/01/2017 02/01/2017PP 16-03, CUP 16-05, V 16-03801 S Glendora Ave Remodel Service Station 08/23/2016 12/05/2016 07/05/2017 07/05/2017CUP 16-03, AUP 16-22, V 16-04 112 Plaza DrFreestanding Readerboard Sign 08/23/2016 12/20/2017 12/20/2017 01/19/2017 Under ConstructionAUP 15-43927 S Van Horn AveAddition to Single-Family House 07/26/2016 09/17/2016 11/04/2016 11/04/2016 Under ConstructionCUP 16-02, PDMod 16-17203 S Azusa Ave Child Care Facility 06/28/2016 12/22/2016 05/11/2017 05/11/2017 CompleteAUP 15-452630 E Workman Ave Recycling-Small Facility 06/14/2016 09/13/2016 02/14/2017 02/14/2017 CompletePP 16-01, CUP 16-01101 S Azusa Ave Tacos El Gavilan 06/14/2016 08/09/2016 05/03/2017 05/03/2017 Under Construction Project # Address Description of ProjectPC Approved PD ModPlan Check SubmittalPlan Check ApprovalBldg. Permit IssuedConstruction StatusSubcommittee for Design 15-46916 E Michelle StRemodel & addition to Single-Family House 05/10/2016 06/09/2016 09/07/2016 09/07/2016 Under ConstructionCUP 15-20, AUP 15-36100 Buckboard CirAddition to Single-Family House 04/26/2016 09/22/2016 04/25/2017 05/01/2017PDMod 15-512934 E Garvey Ave S Remodel Exterior of Building03/08/2016 & 8/23/2016 08/30/2016 08/30/2016 08/31/2016 Under ConstructionPDMod 06-02 (CUP 05-13 & V 05-05) 1042 East Idahome StreetConversion of garage to Second Unit 02/23/2016Convert garage back by 2/23/17PP 14-05 835 W Christopher StConstruction of SEEK Education 02/09/2016 09/09/2015PDMod 15-483145 E Garvey Ave N Remodel Hampton Inn 01/26/2016 04/05/2016 07/05/2016 07/05/2016 CompletePP 15-08, CUP 15-21444 (445) S Glendora Ave Construct America's Tires 01/26/2016 03/17/2016 06/08/2016 06/08/2016 CompletePP 14-01, CUP 14-051030 E. Merced AveExpansion of Day Care Facility12/08/2015 1st Ext - 12/13/17CUP 14-171500 W Rowland Ave (Del Norte Park) Lightpole Wireless Facility10/27/2015 1st Ext - 10/25/16 11/30/2015 05/11/2016 03/15/2017 Under ConstructionGPA 14-01, ZC 14-01, PP 14-03, CUP 14-20 & V 14-231388 E Garvey Ave South Public storage facility12/15/2015 1st Ext - 12/13/17 - 2nd Ext - 8/22/17PP 15-05 CUP 15-17 V 15-171200 S Glendora Ave Remodel Service Station 09/22/2015 08/16/2015 09/01/2016 09/01/2016 Complete Project # Address Description of ProjectPC Approved PD ModPlan Check SubmittalPlan Check ApprovalBldg. Permit IssuedConstruction StatusAUP 15-11824 E Michelle StreetRemodel of Single Family House 08/25/2015 01/14/2016 02/22/2017 02/22/2017 Under ConstructionAUP 15-37825 E Francisquito Ave Rebuild Single Family House 08/25/2015 03/01/2016 05/26/2016 05/26/2016 Under ConstructionPDMod 15-14, TRP 05-152211-2249 E Garvey Ave N Parking Lot Improvements08/11/2015 1st Ext - 8/11/17 09/30/2015 06/29/2017PP 15-01624 S Glendora AveNew Recreational Building and Security Fencing06/23/2015 1st Ext 8/11/16 09/01/2015 06/14/2016 06/16/2016 Under ConstructionPP 15-02, V 15-071773 W San Bernardino RdCompletion of Prosperity Business Park 05/12/2015 03/05/2015 01/04/2016 01/04/20162 Buildings Complete, 1 Building under constructionPP 14-072700 E Garvey Ave SouthReplacement of Pre-Owned Sales Building at Crestview Cadillac05/12/2015, 1st Ext 6/28/16 09/21/2015 11/14/2016 11/14/2016 Nearing CompletionAUP 14-412736 E Larkwood St 546 sf Detached Garage 04/28/2015 10/22/2015 12/17/2015 12/17/2015 Under ConstructionZC 14-03, TM 73043424 S Lark Ellen Ave21-Unit Single Family Residential Development 04/28/2015 09/23/2015Construction Nearing CompletionCUP 14-06, V 14-281739 (1745) S Lark Ellen AveReplacement of Water Reservoir 03/24/2015 05/03/2016 09/06/2016 09/12/2016 CompleteAUP 14-431649 E Francisquito 2nd Story Addition 01/27/2015 02/23/2015 05/05/2015 05/05/2015Under Construction - Permit Expired Project # Address Description of ProjectPC Approved PD ModPlan Check SubmittalPlan Check ApprovalBldg. Permit IssuedConstruction StatusPP 14-04, CUP 14-19201 N Grand AveService Station Remodel and new convenience store01/27/2015 2nd Ext - 2/28/17 06/08/2015 06/02/2016 12/21/2016GPA 13-04, East Hill MPA 13, ZC 13-04, PP 13-07, TM 72579, TRP 13-09101 & 110 Stonebridge Rd, 3230 Willow Creek Rd, 3211 & 3231 Pebblebrook Rd (3228, 3238, 3244 Holt Ave)48-unit Residential Condominium 05/27/2014 12/15/2014 06/22/2015 06/22/2015Construction Nearing CompletionPP 13-021030 S Glendora Ave 1,859 sf commercial building01/28/2014 1st Ext - 12/8/15, 2nd - 2/9/16, 3rd 3/7/17 12/23/2013 06/21/2017