Regular meeting, May 22, 2018 - No. 1 minutes.pdf - Page 002 (2)UNADOPTED MINUTES
AGENDA
DATE: June 12, 2018
ITEM NO.: 1
MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST CO'VINA
Tuesday, May 22, 2018
The regular meeting of the Planning Commission was called to order at 7:00 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, Holtz, and Redholtz
Absent: Jimenez (absent, excused.)
City Staff Present: Anderson, Garcia, V. Hernandez, Heredia, M. Hernandez and de Zara
APPROVAL OF MINUTES:
1. Regular meeting, May 8, 2018
The minutes were approved as presented.
OTHER MATTERS OR ORAL COMMUNICATIONS
Roman Nava, representing the Building Industry of America, addressed the Commission
regarding the home building industry.
PUBLIC HEARINGS
2. PRECISE PLAN NO. 17-04
TREE REMOVAL PERMIT NO. 18-07
TENTATIVE TRACT NO. 77133
PROJECT CONSISTENT WITH A COMMUNITY PLAN, GENERAL PLAN,
OR ZONING
APPLICANT: Aaron Talarico for MLC Holdings
LOCATION: 1530 West Cameron Avenue
REQUEST: Request for approval of a proposed 56-unit townhome development on
two parcels totaling 2.82 acres. The parcel fronting on West Cameron Avenue is
developed with a 13, 329-square foot, single-story office building, to be demolished.
The project site is zoned "General Urban" (G-U).
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Planning Commission Minutes
Page 2 — May 22, 2018
Associate Planner Veronica Hernandez presented the staff report. During her
presentation she spoke to the Commission about the project, required entitlements
and the proposed lay out and architecture of the townhomes. In addition, she told
the Commission that the project included amenities, such as a playground and
barbeque area, as well as including ADA compliant units as part of the project. She
also told the Commission that the applicants had reached out to the residents in the
adjacent residential neighborhood and held community meetings to gather the
residents' input, which were incorporated into their project.
In addition, Ms. Hernandez informed the Commission that the applicants had
provided sufficient off-street parking and would be required to submit a landscape
plan. She added that there would be a homeowner's association responsible for the
maintenance of the residential development and that parking of recreational vehicles
would be prohibited on-site. Ms. Hernandez added that this project was deemed to
be in compliance with the California Environmental Quality Act.
Vice Chairman Redholtz opened the public heating.
PROPONENTS:
Aaron Talarico, applicant, Monica Farias, Executive Director of the Greater West
Covina Business Association and Kathy Clark, Pacific Realty spoke in favor of the
project.
Mr. Talarico thanked staff for their suggestions in designing the project. He spoke
to the Commission regarding the community meetings, the various amenities of the
project and how the project was designed to be environmentally friendly. In
addition, he answered questions by the Commission regarding the proposed price of
the homes and the amenities included in the proposed development.
Ms. Farias and Ms. Clark also spoke in favor of the project and said this type of
development was needed in the community.
OPPONENTS:
No one spoke in opposition to the project.
Vice Chairman Redholtz closed the public hearing.
There was a discussion by the Commission regarding the completeness of the
information provided by the applicant, the conununity meetings, the applicant's
response to the concerns of the residents in the adjacent residential neighborhood
and the amendment to the conditions of approval requiting gutters and downspouts.
After the discussion it was the consensus of the Commission to support the project.
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Planning Commission Minutes
Page 3 — May 22, 2018
Motion by Holtz, seconded by Castellanos, to waive further reading and adopt
Resolution No. 18-5948 approving Precise Plan No. 17-04, as amended, and Tree
Removal Permit No. 18-07. Motion carried 4-0 (Jimenez absent, excused.)
Motion by Holtz, seconded by Castellanos, to waive further reading and adopt
Resolution No. 18-5949 approving Tentative Tract Map No. 77133, as amended.
Motion carried 4-0 (Jimenez absent, excused.)
Vice Chairman Redholtz said these actions are final unless appealed to the City
Council within ten (10) days.
NON-HEARING ITEMS
3. FISCAL YEAR 2018/19 CAPITAL IMPROVEMENT PROGRAM
FILING OF CONFORMANCE WITH THE GENERAL PLAN
GENERAL EXEMPTION
Review by the Planning Commission to determine if the Capital Improvement
Program is consistent with the General Plan.
Planning Director Jeff Anderson presented the staff report. There was a short
discussion by the Commission regarding the 2018/19 budget, and whether input
from residents had been considered. Ms. Heredia explained how the projects were
compiled and said West Covina resident's residents had been given an opportunity
to voice their opinions on the various projects that were included.
Motion by Holtz, seconded by Castellanos, to waive further reading and adopt
Resolution No. 18-5950, certifying that the Capital Improvement Program for Fiscal
Year 2018/19 is in conformance with the General Plan. Motion carried 4-0
(Jimenez absent, excused.)
CONTINUATION OF ORAL COMMUNICATIONS
None
COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS
None
4. PLANNING DIRECTOR'S REPORT:
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Planning Commission Minutes
Page 4 — May 22, 2018
a. FORTHCOMING — June 12, 2018
b. Subcommittee for Design Review Minutes — April 24, 2018
Planning Director Jeff Anderson presented the Planning Director's report.
5. CITY COUNCIL ACTION:
June 5, 2018 — Code Amendment No. 17-03, Accessory Dwelling Units, is
scheduled for a public hearing before the City Council.
ADJOURNMENT
Motion by Castellanos, seconded by Redholtz, to adjourn at 8:10 p.m. Motion carried 4-0
(Jimenez absent, excused.)
Respectfully submitted:
Lydia de Zara
Senior Administrative Assistant
ADOPTED AS SUBMITTED ON:
ADOPTED AS AMENDED ON:
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01) mos
AGENDA
ITEM NO. 2
DATE: June 12, 2018
PLANNING DEPARTMENT STAFF REPORT
SIGN CRITERIA REVIEW NO. 18-01
CATEGORICAL EXEMPTION
APPLICANT: Sign Specialist Inc.
LOCATION: 2934 East Garvey Avenue South
I. DESCRIPTION OF APPLICATION
On October 24, 2017, the Planning Commission adopted Resolution No. 17-5923
approving Variance No. 17-05 to allow three individual tenant wall signs along the front
elevation of an existing office building, where one sign is allowed per the Municipal Code.
The condition of approval required a review by the Planning Commission of the Sign
Criteria.
Mase Files\SIGN PROGRAMS120181SCR 18-01 2934 E Garvey SIStaff Reportdoex
ZONING AND
GENERAL PLAN
SURROUNDING
LAND USES A1ND
ZONING
Commercial building
Sign Criteria Review No. 18-01
2934 East Garvey Ave South
June 12,2018 - Page 2
IL 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 in a
"Medium Commercial" zone. The existing 54,093-square foot building is on a
70,685- square foot lot.
DESCRIPTION
"Medium Commercial" (C-2); commercial building
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
III. DISCUSSION
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. 1).
On October 24, 2017 the Planning Commission adopted a resolution for Variance
No. 17-05 (Attachment No. 3) to allow for three individual tenant wall signs on
existing office building. The approval required a review of the sign criteria and
include the following:
1. Maximum dimensions of allowed sign areas
2. Regulations on the type of signage allowed (internally illuminated,
individuals channel letters etc.)
3. Location of the signs
4. Information on the expiration of nonconforming uses, if not used for
a six-month period
Under the resolution for Variance No. 17-05 (Attachment No. 3) a Sign Criteria
Review was required for review by the Planning Department and approval by the
Planning Commission. No notification is required.
ZACase Files\SIGN PROGRAMS120181SCR 18-01 2934 E Garvey S \Staff Reportdoex
Sign Criteria Review No. 18-01
2934 East Garvey Ave South
June 12,2018 - Page 3
IV. PROJECT DESCRIPTION AND ANALYSIS
The applicant is proposing a master sign program (Attachment No. 4) for an existing
office-professional building. The master sign program dictates the style, size, location
and the requirements for the three allowed wall signs on the office building.
The sign criteria include the following standards:
• Purpose
o The intention of the master sign program, which includes the mention
of the approval of Variance No. 17-05.
• General Requirements
o Preparing sign plans
• All tenant signs shall be executed by a licensed sign contractor
o Approvals
• Proposed tenant sign requires both landlord and city's written
approval prior to fabrication and installation
o Submittal Procedure
• Requirements for a complete application submittal
• Sign Specifications
o Include general criteria, colors and fonts, wall sign design, detached
sign design, tenant responsibilities, repair, performance, obsolete
signs, proof of permit, maintenance
o Sign fabrication and installation includes the specifications on
individual channel letter faces, trim cap, letter returns, drain holes,
electrical service, and non-labels
• Building Top Wall Sign (Sign A)
o Located at the upper level of the building
o Maximum one (1) wall sign
• Secondary Wall Signs (Sign B&C)
o Located on the east and west portion of the building
o Maximum of one (1) wall sign on each end, for a maximum of two (2)
secondary will signs
• Tenant Directory/ Center Identification Monument Sign (Sign D)
o Located along the north elevation on East Garvey Avenue South
o Maximum Height 6 feet
o Maximum width 4 feet
o Maximum depth of ±22 inches
o Free standing internally illuminated monument sign with paint finish,
cornicing and stone veneer to match the architectural style of the
building exterior
Z:\Case Files\S1GN PROGRAMS120181SCR 18-01 2934 E Garvey S\Staff Reporidoex
Sign Criteria Review No. 18-01
2934 East Garvey Ave South
June 12, 2018 Page 4
o Include building address
o Four tenant panels displayed
• Prohibited Signs
o All signs not specifically permitted by this Sign Program or by City of
West Covina Sign Ordinance shall be prohibited, including can signs
and non-internally illuminated signs.
• Maintenance
o All signs shall be maintained in a safe and attractive condition.
Damaged signs shall be removed or repaired within seven (7) business
days from the date of the damage, absent compelling mitigating
circumstances.
o Burned out lighting shall be replaced within seven (7) business days
of notification by the City or Landlord.
o Signs defaced by graffiti shall be cleaned within forty-eight (48) hours
after defacement is noted.
SIGN LOCATION MAX.
LETTER
HEIGHT
MAX.
TOTAL
WIDTH
MAX.
TOTAL
HEIGHT
MAX.
SQ. FT.
OF SIGN
Sign A Top 4'-0" 12'-0" 4'-O" 48 sq. ft.
Sign B (single line) West portion 4'-0" 12'-0" 4'-O" 48 sq. ft.
Sign B (two line) 3'-0" 12'-0" 5'-O" 60 sq. ft.
Sign C (single line) East portion 4%0" 12%0" 4'-O" 48 sq. ft.
Sign C (two line) 3,...cr, 12'-O" 5%0" 60 sq. ft.
The matrix above illustrates the maximum letter height, width, total height and square
footage of each sign allowed under the master sign program. The master sign program
does not dictate the font or color of the tentative wall signs. The master sign program
allows for logos as that the logo symbol comprises no more than 25% if the total sign
area.
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 document to allow minor modifications such as wall signs to an
existing office building.
VI. CONCLUSION
The subject property is an existing 54,093-square foot multi-story office professional
building along East Garvey Avenue South. The building is currently undergoing
Z;1Case Files1SIGN PROGRAMS120181SCR 18-01 2934 E Garvey SIStaffReport.doex
Sign Criteria Review No. 18-01
2934 East Garvey Ave South
June 12,2018 - Page 5
renovations per approved plans by the Planning Commission. The applicant received
the approval of Variance No. 17-05 to allow for three individual wall signs on the
front elevation. The proposed Sign Criteria allows for three wall signs on the building.
The Sign Criteria allows individual tenant signs located on the northeast elevation and
the northwest elevation and third wall sign located above the main entrance.
The proposed Sign Criteria Review meets the general requirements of a master sign
program and required standards made by the Planning Commission:
1. Maximum dimensions of allowed sign areas
2. Regulations on the type of signage allowed (internally illuminated,
individuals channel letters etc.)
3. Location of the signs
4. Information on the expiration of nonconforming uses, if no used for
a six-month period
IX. STAFF RECOMMENDATION
Staff recommends that the Planning Commission approve Sign Criteria Review No.
18-01 with the following conditions:
a. Comply with plans reviewed by the Planning Commission on June 12, 2018.
b. Comply with all applicable sections of the West Covina Municipal Code.
c. This approval is for a master sign program, Sign Criteria Review No. 18-01
for the subject property known as 8480-001-029 as approved by the Planning
Commission on June 12, 2018.
d. That any proposed change to the approved Sign Criteria shall be reviewed by
the Planning Department, and that the written authorization of the Planning
Director shall be obtained prior to implementation.
e. If any future amendments to the WCMC (Article VII) conflict with the
provisions of this Sign Criteria, the WCMC standards govern and the Sign
Criteria shall be revisited by the property owner and approved by the City. The
property owner shall revise the Sign Criteria within six months, unless
extended by the Planning Director.
nease Files\SIGN PROGRAMS120181SCR 18-01 2934 E Garvey S\Staff Reportdoex
Sign Criteria Review No. 18-01
2934 East Garvey Ave South
June 12,2018 Page 6
f. This approval does not include the approval of signs; a separate sign permit
shall be obtained. All signs shall be required to comply with the approved
Sign Criteria in compliance to the City of West Covina Sign Code.
PREPARED BY:
Christine Delostrinos
Associate Planner
REVIEWED AND APPROVED:
Jef7AVd6rson, AICP
Planning Director
Attachments:
Attachment No. 1 — Sign Administrative Review No. 17-06, Dated May 18, 2017
Attachment No. 2 — Planning Commission Staff Report, Dated October 24, 2017
Attachment No. 3 — Variance No. 17-05, Resolution 17-5923
Attachment No. 4 — Sign Criteria (Available for review by the public at the West Covina
Library, West Covina Police Department, and West Covina Planning Department.)
Z:\Case Files\SIGN PROGRAMS120181SCR 18-01 2934 E Garvey SIStaffReport.docx
Planning Department
ATTACHMENT NO. I
May 18, 2017
Joe Campion
111 W Dyer Rd. IfF
Santa Ana, CA 92707
Re: Sign Administrative Review No. 17-06 — New Monument Sign & 2 New Building
Identification Signs
2934 E Garvey Avenue S (Workforce)
Dear Mr. Campion:
The Planning Department has reviewed your request for 2 building identification signs and 1
monument sign located at 2934 E Garvey Avenue S. As an office building the building is allowed
to name the building with a building identification sign per the West Covina Municipal Code
section 26-341(a). The proposed sign have been approved subject to the conditions as follows:
1. Comply with the approved plans indicating design and location of the monument
2. The location of a building identification sign per the Municipal Code is 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. Based on the request from the applicant and
that the proposed location is on the lowest floor level of a podium building (ground
level is not a floor but the parking garage) the Planning Director has approved the
alternative location.
3. The municipal code under the building identification sign allows for a building
identification sign with maximum square footage of 2% of building face. Based on
the south elevation dimensions of 270-feet by 61.5-feet equivalent to 16,605-square
feet, the maximum allowable square footage of the building identification sign is of
332.1-square feet. Based on the southwest elevation dimensions of 153-feet by 61.5-
feet equivalent to 9,409.5-square feet, the maximum allowable square footage of the
building identification sign is of 188.2-square feet. Both building identification signs
are under the 2% allowed consisting of 83.1-square feet.
4. The approval allows for two 83A-square foot building identification signs. One
sign located on the south face of the building, and the other sign located
southwest face of the building.
5. These two signs are to become the new identification sign of the building and no
other signs can be placed on the building.
ZACase Files\SIGNS120171SAR 17-06 2934 E Garvey Avenue S (Workforee)\SAR 17-06,approval letter.doc
1444 W. Garvey Avenue South, Room 208•West Covina, CA 91790 .Phone (626) 939-84220 -Fax (626) 939-8667
Sign Administrative Review No. 17-06
2934 E Garvey Avenue S (Workforce)
6. The approval allows for one 24-square foot monument sign on the eastern portion
of the existing property located 10-feet from the property line and 11-feet from
the building.
7. The double-face sign shall be 6 feet in height and 4 feet wide with an overall sign
area of 24 square feet, The sign shall feature Matthews Paint color tan to match
the building's primary color and Matthews Paint color brown to match the
building's secondary color. The base shall be 9" in height and incorporate Daltile
Acacia valley alder.
8. The sign shall feature individually cut halo channel letters.
9. Any landscaping damaged or destroyed during construction shall be replaced
prior to final inspection/certificate of occupancy.
10. 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.
11. All construction equipment, stationary or mobile, shall be equipped with properly
operating and maintained mufflers.
12. All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity roadways.
13. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or
similar structures to assist in deterring graffiti.
14. Comply with all applicable sections of the Municipal Code, including the Sign
Code.
15. Obtain all applicable building permits from the Public Works Department.
16. This approval will be automatically void if not used within one year of the date of
this approval.
Z:ICase Files\SIGNS1201718AR 17-06 2934 E Garvey Avenue S (Workforce)ISAR 17-06 approval letter.doc
Sign Administrative Review No. 174)6
2934 E Garvey Avenue S (Workforce)
The City will continue to assist you to facilitate this project. Please feel free to contact Alan
Hernandez of the Planning Department at (626) 939-8766 if you have any questions.
Reviewed and Approved
Z:ICase Files\SIGNS\20I71SAR 17-06 2934 E Garvey Avenue S (Workforee)ISAR 17-06 approval lener.doc
ATTACHMENT NO. 2
AGENDA
ITEM NO. 2
DATE: October 24, 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 an existing office building, where one sign is allowed under the existing Municipal
Code. On September 26, 2017, the Planning Commission continued the item for staff to prepare
a resolution of 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 FilesWARIANCE\2017\17-05 2934 E. Garvey Avenue S. (Identification Sign)\10.24.I7 \Staff Report.doex
EIS
Variance No, 17-05
2934 East Garvey Ave South
October 24, 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 No notices were published and mailed as the
commissioners continued the item to a date certain.
III. DISCUSSION
On September 26, 2017, staff presented the applicant's request to allow three individual
wall signs on an existing office building where the Municipal Code only allows for one
building identification sign. Historically, the city has not reviewed or granted variances
to allow an office building to have individual tenant wall signs. There are other office
buildings in the vicinity of the subject property that currently comply with the Code
Standards. Staff did not recommend approval and presented the Planning Commission
with a resolution for denial.
After staff presentation the applicant Rick Batt, the owner of Sign Specialists
Corporation, spoke in favor of the project. Mr. Batt presented examples of the proposed
signs and the reasons as to why the signs are proposed. Additionally Ron Kelly, one of
the building's owners stated that the sign opportunity will attract 'good tenants' in order
to bring tax revenue to the city. Mr. Batt and Mr. Kelly also stated that the location of
the building does not allow for the public to clearly identify the building, and therefore
tenant signs are necessary.
The Commissioners discussed the points that were raised by Mr. Batt and Mr. Kelly,
They agreed that the building does not have clear identification due to the location of
the building and topography. Additionally, the Commissioners expressed their concern
with multiple tenant wall signs and discussed aesthetic value includes font, color and
size. The Commission voted to continue the item to October 24, 2017 giving direction
to staff to prepare a resolution of approval with the required findings. The Commission
voted 3-2 (Jimenez, Heng) to continue the item.
ZACase Files\VARIANCE12017117-05 2934 E, Garvey Avenue S. (Identification Sign)11 0,24.171Sta IT Report.clocx
Variance No. 17-05
2934 East Garvey Ave South
October 24, 2017- Page 3
Staff has included the staff report of September 26, 2017 and resolution for denial
(Attachment No, 5 and No. 6).
The Lakes West Covina
As stated previously, the vast majority of office buildings in the City are in compliance
with Code Standards for exterior wall signs. The only building in the City that staff is
aware of that allows for multiple tenant wall signs on an office building is The Lakes
office buildings located south of the Interstate 10 Freeway and west of Glendora
Avenue. The office buildings maintain a sign criteria that was approved on March 15,
1990.
The sign criteria allows for The Lakes office buildings to have eight (8) wall signs on
the elevations facing the freeway. Additionally, the sign criteria allows for monument
signs and walls signs located on the existing parking structure. The wall signs that are
allowed are limited in size on a location based system. The sign criteria describes the
material and the maximum sign and logo height, area, and width for the wall signs. The
sign criteria allows a total of eight tenant signs on two buildings and two parking
structures. The buildings do not have building identification signage.
IV. PROJECT DESCRIPTION AND ANALYSIS
The applicant is proposing to deviate from the West Covina Municipal Code standards for
the allowed 'Building Identification Sign'.
Office Building Allowed Signage
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 (WCMC § 26-341).
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.
ZACase Files\VARIANCE12017 117-05 2934 E. Garvey Aveaue S. (Identification Sign)110.24,171SfaffReporldacx
Variance No. 17-05
2934 East Garvey Ave South
October 24, 2017 - Page 4
The concept expressed by the Code is that office buildings be identifiable based on the
building name. Individual tenants would identify their location by the building name and
once a patron arrives at the site, be directed to an individual tenant by a pedestrian-scaled
directory sign. This is the same concept used at City Hall.
The applicant is proposing for some tenants of the building to advertise on the exterior
wall. The applicant is requesting a variance to allow three individual wall signs on the front
elevation of the existing office building. A wall sign is proposed to be located above the
main entrance of the existing building and two individual tenant signs are proposed on the
east portion and the west portion of the front elevation. The applicant has indicated that the
two lower individual tenant signs will serve the tenants occupying the given spaces.
A variance is to prevent discrimination. It should be noted that variances should not be
granter granted which would have the effect of granting a special privilege not shared
by other properties in the same vicinity and zone in which such property is situated
(WCMC § 26-262).
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.
Should the Planning Commission determine to approve the requested variance from sign
standards, staff is recommending that a sign criteria be submitted for review and
approval as provided in the Code for multi-tenant buildings (WCMC § 26-339). In order
to ensure that the Planning Commission is involved in the sign criteria, the sign criteria
will be forwarded to the Planning Commission for your approval (WCMC § 26-325(c)).
A condition of approval has been included requiring the approval of a sign criteria
including the following:
o Maximum dimensions of allowed signs areas
o Regulations on the type of signage allowed (internally illuminated, individual channel
letters etc.)
o Location of the signs
o Information on the expiration of nonconforming uses, if not used for a six-month
period
During the discussion on October 10, 2017, the Commission discussed the concept of
regulating the type of font that would be allowed on the building recognizing that office
uses do not rely on foot traffic. As the sign standards currently allow for flexibility in tenant
signs, staff recommends that restrictive font standards not be included in the sign criteria.
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.
Z:\ease Files\VAMANCE1201711 7-05 2934 E. Garvey Avenue S. (Identification Sign)110.24.171Staff Repori.doex
Variance No. 17-05
2934 East Garvey Ave South
October 24, 2017 - Page 5
VI, REQUIRED FINDINGS
Findings necessary for the approval of a Conditional Use Permit 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 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. The building is
constructed with the first floor only having a lobby and visibility and access to
the parking level. There are no tenant spaces on the ground floor. The location
and topography of the building does not allow for the public to clearly identify
the building from the neighboring streets. The building does not include tenant
spaces with exclusive ground floor entries similar to some other building in the
city. The buildings topographical location is an exceptional and extraordinary
circumstance that does not generally apply to other properties or class of use in
the same vicinity and zone.
b. That such variance is necessaryfir the preservation and enjoyment ofa substantial
property right possessed by other property in the same vicinity and zone but which
is denied to the property in question.
The proposed wall signs of three individual tenants provides for the preservation
of a substantial property right. The majority of office buildings located within
the city have a building identification sign. The Municipal Code only allows for
exclusive ground entry tenant spaces to maintain a wall sign. The site and its
topographical location does not allow for exclusive ground entry signs, due to
the building design and grading of the site. The variance is necessary to allow
for the property to exercise the right for multiple tenant wall signs as possessed
by a property similar in use.
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.
The project has been designed in accordance with the requirements of the
Public Works Department and Fire Department as well as other City
Departments and is not expected to endanger the public peace, health, safety or
ZACase Files\VARIANCE12017117-05 2934 E. Gorvey Avenue S. (1dentificadon Sign)110.24.1'71StaffReport.doex
Variance No. 17-05
2934 East Garvey Ave South
October 24, 2017 - Page 6
general welfare. The project is not expected to adversely affect property or
improvements in the project vicinity.
That granting such variance shall be consistent with the adopted General Plan and
any applicable Specific Plans.
The proposed project is consistent with the site's General Plan designation of
commercial. The project proposal is consistent with the following General Plan.
• Action: 2.9a: Provide incentives to encourage business/ land owners to
renovate and strengthen their businesses.
VI. CONCLUSION
The subject property is an existing office building along East Garvey Avenue South. The
108,186- 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 will serve a third tenant, which would be
located above the main entrance.
The Municipal Code allows for office buildings to have one building identification sign.
In addition to the allowed building identification sign, tenants with an exclusive ground
floor entry may have a wall sign and monument signs are allowed. The existing office
building does not have exclusive ground floor entries for the tenants. Historically, the City
has not granted variances to allow for an office building to have individual tenant wall
signs. There are other office buildings in the vicinity of the subject property that currently
comply with the Code Standards. Staff is not recommending approval.
Based on the Planning Commission's vote on September 24, 2017 to continue the item,
staff has prepared a resolution of approval for three individual wall signs on the existing
building. Staff has included findings for approval stating that the building is located in a
unique location, not allowing for the public to identify the building and its tenants.
IX. STAFF RECOMMENDATION
A resolution of approval has been prepared as directed by the Planning Commission for
Variance No. 17-05. The approval includes a resolution with conditions for approval
requiring the applicant to submit a sign criteria review for review by the Planning
Commission.
ZACase FilesWARIANCE12017\17-05 2934 B. Garvey Avenne S. (Identification Sign)110.24.171Sta1'Report.doex
Variance No. 17-05
2934 East Garvey Ave South
October 24,2017 - Page 7
PREPARED BY:
Christine Delostrinos
Assistant Planner
REVIEWED AND APPROVED:
Jeffanderson, AICP
Planning Director
Attachments:
Attachment No. 1 — Resolution of Approval
Attachment No. 2 — Planning Director's Modification No. 15-51 Approval Letter, March 8,
2016
Attachment No. 3 — Planning Director's Modification No. 15-51 Approval Letter, August 25,
2016
Attachment No. 4— Sign Administrative Review No. 17-06
Attachment No. 5— Staff Report, September 26, 2017 -
Attachment No. 6 — Resolution of Denial
Attachment No. 7 — Plans (Available for review by the public at the West Covina Library, West
Covina Police Department, and West Covina Planning Department)
ZACase Files\VARIANCE12017 I 17-05 2934 E. Garvey Avenue S. (Identification Sign)1I 0.24,17\81W Report,docx
ATTACHMENT NO. 3
PLANNING COMMISSION
RESOLUTION NO. 17-5923
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING 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 subject property is allowed a building identification sign. The applicant
is proposing three individual tenant wall signs on the front elevation of the existing office
building.
ZACase Files\VARIANCE12017 117-05 2934 E. Garvey Avenue S. (Identification Sign)110.24.17War Reso.doc
Planning Commission Resolution No. 17-5923
Variance No. 17-05
October 24, 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 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 makes the following findings:
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. The building is constructed with the first floor only having a
lobby and visibility and access to the parking level. There are no tenant
spaces on the ground floor. The location and topography of the building does
not allow for the public to clearly identify the building from the neighboring
streets. The building does not include tenant spaces with exclusive ground
floor entries similar to some other building in the city. The buildings
topographical location is an exceptional and extraordinary circumstance that
does not generally apply to other properties or class of use in the same
vicinity and zone.
Z:Tase Files\VARIANCE12017 117-05 2934 E. Garvey Avenue S. (Identification Sign.)110.24.17War Reso.doc
Planning Commission Resolution No. 17-5923
Variance No. 17-05
October 24, 2017 - Page 3
b. The proposed wall signs of three individual tenants provides for the
preservation of a substantial property right. The majority of office buildings
located within the city have a building identification sign. The Municipal
Code only allows for exclusive ground entry tenant spaces to maintain a wall
sign. The site and its topographical location does not allow for exclusive
ground entry signs, due to the building design and grading of the site, The
variance is necessary to allow for the property to exercise the right for
multiple tenant wall signs as possessed by a property similar in use.
c. The project has been designed in accordance with the requirements of the
Public Works Department and Fire Department as well as other City
Departments and is not expected to endanger the public peace, health, safety
or general welfare. The project is not expected to adversely affect property or
improvements in the project vicinity.
d. The proposed project is consistent with the site's General Plan designation of
conunercial. The project proposal is consistent with the following General
Plan.
• Action: 2.9a: Provide incentives to encourage business/ land owners
to renovate and strengthen their businesses.
2. That pursuant to all evidence presented, both oral and documentary, and further based on the
findings above, Variance No. 17-05 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 pennits shall be issued until the owner of the
property involved (or a duly authorized representative) pays all costs associated with
processing this application pursuant to City Council Resolution No. 8690.
4. Costs and expenses of enforcement activities, including, but not limited to attorneys'
fees, caused by applicant violation of any condition imposed by this approval or any
provision of the West Covina Municipal Code shall be paid by applicant.
Z:1Case FilesWARIANCE12017117-05 2934 B. Garvey Avenue S. (Identification Sigii)110.24.17War Reso.doc
Planning Commission Resolution No. 17-5923
Variance No. 17-05
October 24, 2017 - Page 4
5. That pursuant to all evidence presented, both oral and documentary, and further based on the
findings above, Variance No. 17-05 is approved as follows, subject to the following
conditions:
a. Comply with plans reviewed by the Planning Commission on October 24, 2017.
b. That the project comply with all requirements of the "Medium Commercial" (C-
2) Zone and all other applicable standards of the West Covina Municipal Code.
c. These conditions of approval shall be printed on the working drawings submitted
to the Building Division for review.
d. Conditions of Approval of Planning Director's Modification No. 15-51 shall remain
in effect.
e. The applicant shall submit a Sign Criteria Review for review by the Planning
Department and approval by the Planning Commission. No signs shall be approved
until the Sign Criteria is approved. The Sign Criteria shall include the following:
1. Maximum dimensions of allowed signs areas
2. Regulations on the type of signage allowed (internally illuminated, individual
channel letters etc.)
3. Location of the signs
4. Information on the expiration of nonconforming uses, if not used for a six-month
period
f. The approval of the variance is to allow up to three individual wall signs on an
existing office building.
g. This approval for Variance No. 17-05 shall become null and void if building
permit is not obtained within one (1) year of the date of this approval, or unless an
allowed extension is requested and approved.
Z:Tase Files1VARIANCE12017 117-05 2934 E. Garvey Avenue S. (Identification Sign)110.24.17War Reso.doc
Planning Commission Resolution No. 17-5923
Variance No. 17-05
October 24,2017 - Page 5
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 24 th day of October,
2017, by the following vote:
AYES: HENG, REDHOLTZ, CASTELLANOS
NOES: JIMENEZ, HOLTZ
ABSENT: NONE
ABSTAIN: NONE
DATE: October 24, 2017
EXPIRATION DATE:
October 24, 2018
If not used.
Don Holtz, Chairman
Planning Commission
Jefg(ndbrson, Secretary
Planning Commission
ZACase Fi1es\VARIANCE12.017 117-05 2934 E. Garvey Avenue S. (Identification Sign)110.24.17War Reso.doc
Ch)' of West Covina
Memorandum
AGENDA
ITEM NO. 3
DATE: June 12, 2018
TO: Planning Commission
FROM: Planning Department
SUBJECT: STUDY SESSION
CODE AMENDMENT NO. 18-01 RELATED TO THE REGULATION OF
MARIJUANA CULTIVATION
I. DESCRIPTION
On April 17, 2018, the City Council initiated Code Amendment No. 18-01 providing
direction to staff to process a Code Amendment for the commercial cultivation of marijuana
in a manufacturing zone.
II. BACKGROUND
The following is a history of review of commercial cultivation of the marijuana and
marijuana dispensary topic by the Planning Commission and City Council.
In response to Proposition 64, the Planning Commission held several study sessions in late
2016. Shortly thereafter Proposition 64 was approved by the electorate. The Planning
Commission held a study session on January 24, 2017, and directed staff to prepare a code
amendment to allow personal growth and continue to prohibit commercial cultivation of
marijuana and marijuana dispensaries.
On March 28, 2017, the Planning Commission recommend approval of a Code
Amendment to allow personal growth and continue to prohibit commercial cultivation of
marijuana and marijuana dispensaries.
During the summer of 2017, the City Council held several public hearings to consider
Code Amendment No. 16-04 to allow for commercial cultivation of marijuana. The City
Council ultimately determined to make no changes to the Municipal Code and continue to
prohibit the commercial cultivation of marijuana as well as marijuana dispensaries.
Z:1Case Files1CODE AMEND12018118-01 Marijuana Cultivation1PC Study Session 6.12.181Staff Report SS 6.12.18.doe
Code Amendment 18-01
Marijuana Regulations
June 12, 2018- Page 2
III. DISCUSSION
At the April 17, 2018 City Council Meeting, staff presented the following concepts to
create code standards to allow the commercial cultivation of marijuana:
• Require a conditional use permit for the indoor cultivation of marijuana in the
Manufacturing (M-1) Zone. A conditional use permit requires a public hearing
before the Planning Commission and 300-foot notification of property owners and
occupants. A one-time fee is required for the processing of the conditional use
permit and conditions can be placed on the approval. The Code Amendment
would likely include development standards required for marijuana cultivation
(locational and operational), as well as conditions of approval. These standards
would be in the Zoning section of the Municipal Code.
• Require a separate business license specific to marijuana cultivation. The
business license would control the actual operation and activity and would impose
substantive regulations on the operation. The business license would require an
annual fee to be paid to allow for the ability to operate a business. These
standards would be in the Business License section 9 (Chapter 14) of the
Municipal Code.
• Create a separate business license fee specific to marijuana cultivation that
deviates from what is set forth in Chapter 14, Article II of the Municipal Code.
This might be a modification to the business license standards or some other
method of changing fees. Fees and charges are reviewed and established by the
City Council.
The Planning Commission generally only provides recommendations for code
amendments to the Zoning (Chapter 26) section of the West Covina Municipal Code.
The Licenses and Business Regulations (Chapter 14) section of the Municipal Code is
generally revised through review by the City Council. Since this code amendment would
require revisions to both chapters of the Municipal Code, the City Council approved for
the Planning Commission to review and make recommendations on changes to both the
Zoning and Business License sections of the Municipal Code. The establishment of fees
is not under the purview of the Planning Commission, so staff will not be presenting that
information during study sessions or hearings.
ZACase Files\CODE AMEND12018118-01 Marijuana Cultivation\PC Study Session 6.12.181StaffReport SS 6.12.18.doe
Code Amendment 18-01
Marijuana Regulations
June 12, 2018 - Page 3
Based on City Council direction, notification was provided through the enotification
systems on the City website. The notice was emailed to 91 email addresses. Interested
parties can still sign up for enotification regarding Code Amendment No. 18-01
IV. CONCLUSION
The purpose of the study session is to provide the Planning Commission with an
introduction and concept for the proposed code amendment. Staff is working with the City
Attorney's office and a second study session will be scheduled to discuss the recommended
standards. It is staffs intent to follow the framework of the City of Costa Mesa's ordinance.
V. RECOMMENDATION
Staff recommends that the Planning Commission review the information in the staff
report and receive and file.
REVIEWED AND APPROVED:
Jeff/AEderson, AICP
Planning Director
ZACase Files\CODE AMEND12018118-01 Marijuana Cultivation\PC Study Session 6.12.181Staff Report SS 6.12.18.doc
City of West Covina
Memorandum
AGENDA
ITEM NO. 4
TO: Planning Commission DATE: June 12,2018
FROM: Planning Department
SUBJECT: REVISION TO PLANNING COMMISSION POLICY OF POSTING OF
PUBLIC HEARING SITE NOTICE STANDARDS
The concept for on-site posting was that large projects have a wider effect than the immediate
vicinity (300-foot radius). The mailing radius is meant to notify the area residents that are most
directly affected by any applications. Posting of notices on the site is meant to notify individuals
who live in the area outside the 300-foot radius as well as those that frequent an area.
The Planning Commission adopted a policy in 2003 requiring that notices be posted on the site of
a development project on a sign with a minimum size of 3 feet by 5 feet. These are temporary
signs that announce information on upcoming public hearings for the benefit of nearby residents
that are not within the required 300-foot mailing radius. The policy requires the posting of signs
for public hearings for the following types of projects.
• Commercial Properties — New developments and where new square footage is added.
(Projects with additions of under 10,000 square feet will be at the discretion of the
Planning Director.)
• Residential Properties — Development with five (5) or more units.
• Freestanding Wireless Facilities — Any new freestanding wireless towers proposed.
The standards also include the location of the signage, timing of the sign posting, review process,
sign layout and color (Attachment No.1, Exhibit A). Currently the posting standards require that
the posting be completed 30 days prior to the date of the public hearing. Staff is recommending
revising that requirement to be consistent with the noticing period of the subject project proposal.
ANALYSIS:
The posting standards were written to be general as they can apply to a wide variety of proposals.
Initially, the concept was to post notices on the subject property when new construction was
proposed. There are times, however, when an addition to an existing development may
substantially modify the way the property operates and therefore, additions were also included in
the standards. In 2011, the Commission decided to add freestanding wireless facilities to the
standards. Depending on the size of the project there can be a variety of notice time periods for a
project. For example, a project with an environmental impact report (EIR) requires a 45-day
review period, negative declarations require a 20-day review period, while the standard review
P:\MEMOLTRUA120181Study SessionsIPosting of Public Hearing Notices\PC Staff Report.doc
Posting of Public Hearing Notices
June 12,2018
period for entitlements that require hearings is 10 days. The current standard of 30 days can be
difficult to achieve as staff is generally involved in the text on the sign which is based on the
notice for the project. Many times, the notice is not prepared until after the 30-day period has
begun. Based on how the noticing works in practice, staff is recommending revising the standard
for the timing of sign posting. The current standard states the following.
The sign shall be posted on the property 30 days prior to the date of public hearing, at the
direction of the Planning Department. No public hearing will be scheduled until the
notice has been posted on the property.
The following is the recommended change to the standard.
The sign shall be posted on the property in the same time frame as the public hearing
noticing required by the Municipal Code, CEQA or other government requirement for the
proposed project. The public hearing may be rescheduled if the notice has not been posted
on the property in a timely manner.
This allows the applicant to work with staff on the text on the sign while staff is preparing the
notice to be placed in the newspaper and mailed. Staff has prepared a resolution to allow the
Planning Commission to adopt the revision.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt the resolution revising the policy timing
for posting notices on the site.
Jeff
Pranning Director, AICP
Attachment No. 1 — Resolution Revising the Posting Standards
PAMEMOLTRUA120181Study Sessions\ Posting of Public I tearing Notices\PC Staff Report.doe
ATTACHMENT NO. 1
PLANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WEST COVINA, CALIFORNIA, REVISING THE POLICY FOR THE
POSTING OF PUBLIC HEARING NOTICES ON PROPERTIES
PROPOSED FOR DEVELOPMENT
WHEREAS, the Planning Commission has established a policy for the posting of public
hearing notices on properties proposed for development; and
WHEREAS, the Planning Commission did on the 14 th day of September 2003, originally
establish a policy regarding the posting of public hearing notices on properties proposed for
development; and
WHEREAS, the Planning Commission did on the 22nd day of February 2011, revise the policy
regarding the posting of public hearing notices on properties proposed for development and adopted
Resolution No. 11-5402; and
WHEREAS, the Planning Commission did on the 12 1 day of June 2018, further review the
policy regarding the posting of public hearing notices on properties proposed for development; and
WHEREAS, the studies and investigations made by the Planning Commission and in its behalf,
reveal the following facts:
1. The posting of a sign on a subject property should have the same time frames as the
newspaper noticing and mailings.
2. The standards have been designed to provide clear guidance to applicants.
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of West
Covina, does hereby approve the Posting of Public Hearing Site Notice Standards, attached as Exhibit
"A." Said Standards shall take effect 30 days after the approval of this resolution for all newly
submitted projects.
PAMEMOLTR1.1A120181Study SessionsTosting of Public Healing NotieesIProposed Reso,doc
I HEREBY CERTIFY, the foregoing Resolution was adopted by the Planning Commission of
the City of West Covina, at a regular meeting held on the 12 th day of June, 2018, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: June 12, 2018
Jose Jimenez, Chairman
Planning Commission
Jeff Anderson, Secretary
Planning Commission
6/12/18
PAMEMOLTRVAI20181Sludy SessionsTosting of Public Hearing Notices\Proposed Reso.doc
EXHIBIT "A"
POSTING OF PUBLIC HEARING SITE NOTICE STANDARDS
PER PLANNING COMMISSION RESOLUTION NO. 18 -
Requirement for Posting Public Hearing Notices on Site
Commercial Properties — New developments and where new square footage is added.
(Projects with additions of under 10,000 square feet will be at the discretion of the Planning
Director.)
Residential Properties — Development with five (5) or more units.
Freestanding Wireless Facilities — Any new freestanding wireless towers proposed.
Size of Signage
Minimum 3' by 5'
Location of Signage
The sign shall be installed within five feet of property line. If on a corner, the sign should be
posted at an angle so long as the sign is five feet from the property line of both streets.
Timing of Sign Posting
The sign shall be posted on the property 30 days prior to the date of public hearing, at the
direction of the Planning Department in the same time frame as the public hearing
noticing required by the Municipal Code, CEQA or other government requirement for
the proposed project. The No public hearing may be rescheduled will be scheduled until if
the notice has not been posted on the property in a timely manner.
6/12/18
PAMEIVIOLTRVA120181Study SessionsIPosting of Public Hearing Notice,slProposed Reso.doc
Review Process
The Planning Commission may approve deviations from standards. The Commission may
request that projects that do not include new construction post signs for the public hearing if
the Commission feels it is appropriate.
Sign Layout
The sign shall be a minimum of 3 feet in width by 5 feet in height and may be double sided
if installed perpendicular to the street. The sign shall be mounted on 4-inch by 4-inch posts.
The bottom of the sign shall be at least 2 feet, but no more than 3 feet above the ground
level. The required text and format are shown below. The "Public Hearing Notice" text
shall be at least 3.5-inches and the remaining text shall be at least 1.25-inches in height.
Color
The banner area at the top of the notice shall be in red (with letters in white) and all other
text shall be printed in red.
CASE NO:
APPLICANT:
PROJECT DESCRIPTION:
A request to
HEARING BODY:
HEARING DATE/TIME:
HEARING LOCATION: West Covina City Hall, Council Chambers, 1444
West Garvey Avenue South
FOR MORE INFORMATION CONTACT:
City of West Covina Planning Department
City Hall, Room 208
(626) 939-8422
6/12/18
P:WlEMOLTR1.1A120181Study Sessions\Posting of Public Hearing Notices\Proposed Reso.doc
City of West Covina
Memorandum
AGENDA
ITEM NO. 5
DATE: June 12, 2018
TO: Planning Commission
FROM: Planning Department
SUBJECT: STUDY SESSION — SMALL COLLECTION RECYCLING
FACILITIES
At the Planning Commission meeting on July 11, 2017, the Planning Commission
reviewed existing recycling facilities operating in West Covina to ensure compliance with
City standards. The Planning Commission also directed staff to review compliance of
recycling centers on an annual basis.
Municipal Code Requirements
Under the Municipal Code, small collection recycling facilities are allowed in
conjunction with an existing or planned commercial use, industrial use, or service facility.
Small collection recycling facilities include buy back recycling centers, drop-off centers,
reverse vending machines, and bulk reverse vending machines. The centers may be a
maximum of 500 square feet in size, and must be set back 50 feet from a right-of-way
line. Additionally, such recycling facilities may take up a maximum of 5 parking spaces
in a center, depending on the total number of available parking spaces. (WCMC 26-
685.96)
Due to concerns about possible negative impacts from recycling facilities, the West
Covina City Council approved Code Amendment No. 09-06 related to recycling facility
standards and procedures for hearings, revocations and appeals. The initiation of the code
amendment followed the revocation of Administrative Review No. 08-09 in July of 2009.
Issues of concern about the operation of a small collections recycling facility include the
hours of operation, cleanliness of the operation, the dumping of liquids in the parking lot,
and noise levels.
Survey of Existing Recycling Facilities
Staff worked with HDL, the company that issues Business Licenses, to obtain a list of
recycling facilities within West Covina. There are two small collections recycling
facilities currently operating in the City:
Z:Tase Files \Study Sessions1201181Recycling Facilities\Study Session PC Staff Report.doc
Study Session— Recycling Facilities
June 12, 2018- Page 2
BUsiness Adtitess Type of FiteRity Shopping Center
RePlanet, LLC 2630 E. Workman Bulk Reverse Vending Albertson's (Eastland)
Machine
Sunset Recycling 1314 W. Francisquito Buyback Northgate Market
Center
A third facility, a RePlanet located at 777 S. Glendora Avenue (Von's shopping center),
has ceased operation. The business license for this location expired in February of 2018,
and has not been renewed. All facilities have been removed from the site.
The Municipal Code also includes development standards for Materials Recovery
Facilities (MRF) — solid waste facilities where solid wastes or recyclable materials are
sorted or separated, by hand or machinery, for the purpose of recycling or composting.
There are no MRFs currently in operation in West Covina.
1. RePlanet, LLC (2630 E. Workman)
RePlanet operates a bulk reverse vending machine facility at Eastland Center, near
an existing Albertson's, located on the southeast corner of Citrus Avenue and
Workman Avenue. The facility is in a commercial area, with single-family
residential properties to the northeast. The facility was originally in operation
from 1996-2003, and 2012-2016. On June 14, 2016, the Planning Commission
adopted Resolution No. 16-5814 approving Administrative Use Permit No. 15-45
for the construction and operation of a 320-square foot small collections recycling
facility. The facility meets all development standards in the Municipal Code.
2. Sunset Recycling (1314 W. Francisquito)
Sunset Recycling is a buyback recycling center and pays a fee for the delivery of
recyclable materials. It is in the parking lot of Northgate Market, on the southeast
corner of Sunset Avenue and Francisquito Avenue. The facility is located in a
commercial center, which is surrounded by single-family and multi-family uses.
On July 19, 2016, the City Council adopted Resolution No. 2016-66 approving
Administrative Use Permit No. 15-46 for the construction and operation of a 320-
square foot small collections recycling facility. The facility meets all
development standards in the Municipal Code and was reviewed for compliance
on February 28, 2017, as a condition of approval.
Review for Potential Concerns
In order to provide information to the Planning Commission, staff contacted the Code
Enforcement Division on April 19, 2018. The Code Enforcement Division also indicated
they had not had any complaints about any of the facilities and there were no citations on
file.
ZACase Files\Study Sessions120181Recycling Facilities\ Study Session PC Staff Report.doe
Study Session — Recycling Facilities
June 12,2018 - Page 3
Code Enforcement did notify staff that a small collections recycling facility is currently in
operation in the Stater Bros. shopping center at Ainar and Valinda. This facility is
operating without the approval of an Administrative Use Permit or a valid business
license. Staff is working with HDL and Code Enforcement to bring this site into
compliance.
Staff visited the existing sites on June 4, 2018. The facilities are in compliance with all
conditions of approval.
CONCLUSION
The Planning Commission requested an annual study session on recycling facilities in the
City to determine if existing sites were in compliance with development standards and
conditions of approval.
Staff reviewed the recycling facilities at 2630 E. Workman Avenue and 1314 W.
Francisquito Avenue, which were approved under the current Administrative Use Permit
process, and found them to be in compliance with the Municipal Code and all conditions
of approval. Staff has received no complaints about any of the sites.
RECOMMENDATION
Staff recommends that the Planning Commission receive and file this report.
PREPARED BY:
Veronica Hernaijs
Associate Planner
REVIEWED AND APPROVED:
Jeffkriderson, AICP
Plkiriing Director
ZACase Files\Study Sessions120181Recycling Facilitics\Study Session PC Staff Report.doc
AGENDA NO. 6. a.
DATE: June 12, 2018
FORTHCOMING PLANNING COMMISSION HEARINGS
June 26, 2018
A. CONSENT CALENDAR
None
B. PUBLIC HEARINGS
(Continued Public Hearing)
PRECISE PLAN NO. 15-07
TENTATIVE TRACT MAP NO. 73652
VARIANCE NO. 15-18
7-UNIT SUBDIVISION
APPLICANT: Steve Eide, Drafting and Design, Ltd.
LOCATION: 1920 West Pacific Lane
(2)
CONDITIONAL USE PERMIT NO. 17-12
DRIVE THROUGH
APPLICANT: Tierra Mia Coffee Company
LOCATION: 2301 South Azusa Avenue
(3)
PRECISE PLAN 18-04
BUILDING ADDITION
APPLICANT:
LOCATION:
Bob Christoff, BMW Management Inc.
1100 West Covina Parkway (Sizzler Restaurant)
(4)
CODE AMENDMENT NO. 17-02
DOWNTOWN PLAN
APPLICANT: City of West Covina
LOCATION: Glendora Avenue
C. NON-HEARING ITEMS
(5)
PLANNING DIRECTOR'S MODIFICATION NO. 18-06
STORAGE SHED
APPLICANT: Cesar Soto, Options for Learning
LOCATION: 203 South Azusa Avenue
ANICY111/04-PrITYTT-TPrINA1MCIVI11152 152
Forthcoming Planning Commission Hearings
June 12,2018 - Page 2
July 10, 2018
A. CONSENT CALENDAR
None
B. PUBLIC HEARINGS
(1 )
ADMINISTRATIVE USE PERMIT NO. 17-45
MUSE AND SECOND STORY ADDITION
APPLICANT: Jiahui Tong
LOCATION: 2641 Elena Avenue
C. NON-HEARING ITEMS
None
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AGENDA NO. 6.B. DATE: June 12, 2018
June 2018 Planning Commission Project Status Report
Project # Address Description of Project
PC
Approved
Plan Check
PD Mod ; Submittal
Bldg.
Plan Check, Permit
Approval Issued
Construction
Status
PP 17-04,
TRP 18-07,
TM 77133
1530W
Cameron Ave 56-Unit Residential Project 05/22/2018
AUP 17-30,
PDMod 17-40 1027 Amar Rd Rooftop Wireless 04/24/2018
AUP 18-04
2750 E Larkhill
Dr Single Family House 04/24/2018
AUP 17-33
734 Donna Beth
Ave AHQ 02/27/2018 05/14/2018
CUP 17-04
652 S Sunset
Ave Beauty School 02/13/2018
CUP 17-19,
AUP 17-39
1220 Inspiration
Pt Single Family House 12/12/2017 02/08/2018 04/11/2018 04/11/2018 Under Construction
CUP 17-18,
PDMod 17-
34, AR 17-
02, AUP 17-
41
1129 West
Covina Pkwy
Gaucho Grill, live
entertainment, exterior
remodel, outdoor seating &
roof sign 12/12/2017 10/19/2017 01131/2018 01/31/2018 Under Construction
V 17-09, AUP
17-32
1852 E Walnut
Creek Pkwy Front Setback/AHQ 12/12/2017 02/13/2018 04/05/2018 04/05/2018
CUP 17-15
1227 S Orange
Ave Water Tank Wireless Facility 12/12/2017 , 01111/2018 04/11/2018 05/01/2018 I
Project # Address Description of Project
PC
Approved PD Mod
Plan Check
1 Submittal
Plan Check
Approval
Bldg.
Permit
Issued
Construction
Status
CUP 17-14
1424 S Azusa
Ave Tutoring/Dance Studio
I
12/12/2017 09/1312017 05/15/2018 05/15/2018
TPM 74787,
V 16-19
845 S Sunkist
Ave 3-Lot Subdivision 11/28/2017
Waiting for
Recordation of Final
Map
AUP 17-24
3014 E.
Cameron Ave Single Family House 11/28/2017 01/02/2018
PDMod 17-
39, AUP 17-
23
711 N Azusa
Ave
Building Remodel & On-Sale
ABC 10/24/2017
V 17-5
2934 E Garvey
Ave S Number of Wall Signs 10/24/2017
Submitted Sign
Criteria for Review
AUP 17-11
1212 Inspiration
Pt Balcony 10/10/2017 12/13/2017
V 17-07
2016 E Garvey
Ave S Wall Height 10/10/2017 11/1312017 11/13/2017
CUP 17-17,
AUP 17-31 2831 Skyview Ln Single Family House 09/26/2017 02/15/2018
PP 16-07,
CUP 16-12,
V 16-20, TRP
17-03
1400 West
Covina Pkwy Assisted Living Facility 09/26/2017 01/18/2018
Grading Approved
2/13118
CUP 17-09,
PDMod 17-18
339 N Azusa
Ave Trade School 09/12/2017 08/22/2017 1/14/2017 11/14/2017 Complete
PP 16-02,
AUP 17-26
1360 W Garvey
Ave S New Bakery and Café 09/12/2017
' I
' 04/26/2017 01/18/20 8 01/18/2018 Under Construction
Project # Address
PC
Description of Project Approved
1 1
Plan Check
PD Mod I Submittal
Plan Check
Approval
Bldg.
Permit Construction
Issued Status
PDMod 17-17
1000 & 1050
Lakes Dr j Adding Compact Parking 08/22/2017 04/02/2018
CUP 17-13,
AUP 17-19
1203 Inspiration
Pt
Addition to Single-Family
House 08/22/2017 10/03/2017 11/06/2017 11/06/2017 Under Construction
PP 17-03, V
17-03
2539 E Garvey
N Site Remodel 08/22/2017
PDMod 14-05
501 S Vincent
Ave Building Façade Remodel 08/08/2017 08/28/2017 04/25/2018 04/26/2018 1 Under Construction
PDMod 17-03
1100 West
Covina Pkwy Sizzler Remodel 08/08/2017
CUP 17-07
421 S Glendora
Ave Tattooing Studio 08/08/2017 08/28/2017 04/24/2018 04/24/2018
CUP 17-11
1200 Lakes
Drive Off-Sale ABC 07/25/2017
CUP 14-15
1455 Queen Addition to Single-Family
Summit House 07/11/2017 1 08/23/2017 1 04/18/2018 04/18/2018 Under Construction
TPM 73142,
CUP 17-05 &
17-05, AUP
16-16 & 16-
54
524 Barranca 2-Lot Subdivision (524 S
Street Barranca & 3017 E Cortez) 06/13/2017 10/19/2017
r
Waiting for
, Recordation of Final 1 Map
CUP 16-14,
AUP 16-41 3017 Hillside Dr Large Home 04/11/2017 08/30/2017 1 05/31/2018 05/31/2018
TPM 74133,
V16-08
7 3-Lot Subdivision (2250 W 1
2222W Garvey Garvey, 1035 S Willow, 1039 I 1
Ave S Willow) 03/28/2017 1 07/31/2017
Project # Address Description of Project
PC
Approved
Plan Check
PD Mod Submittal
Bldg.
Plan Check Permit
Approval Issued
Construction
Status
CUP 17-01,
AUP 16-66 1321 Silverbirch
Addition to Single-Family
House 03/14/2017 04/18/2017 07/19/2017 07/19/2017 Under Construction
CUP 16-13
3201 E Cameron Replace Building at Water
Ave Facility 03/14/2017 07/05/2017 11/08/2017 03/27/2018 Under Construction
AUP 16-23
223 N Leland
Ave MUSE & 2nd Story 01/24/2017 03/22/2017 12/06/2017 12/06/2017 lUnder Construction
AUP 16-44
2730
Vanderhoof 1,361 sf Detached Garage 12/13/2016 03/06/2017 06/12/2017 06/12/2017 Under Construction
AUP 16-19
11178 Serena
Dr Retaining Wall 10/11/2016 04/13/2017 06/13/2017 10/26/2017
AUP 16-10
619 N Toland
Ave
Addition to Single-Family
House 10/11/2016 01/03/2017 04/06/2017 04/06/2017 Complete
PP 16-03,
CUP 16-05,
V 16-03
801 S Glendora
Ave Remodel Service Station 08/23/2016 12/05/2016 07/06/2017 07/05/2017 Under Construction
AUP 15-43
927 S Van Horn
Ave
Addition to Single-Family
House 07/26/2016 I 1 09/07/2016 11/04/2016 i 11/04/2016 Under Construction
Subcommitte
e for Design
15-46
916 E Michelle
St
Remodel & addition to Single,
Family House ; 05/10/2016
1 I
1 06/09/2016 09/07/2016 09/07/2016 Under Construction
CUP 15-20,
AUP 15-36
100 Buckboard
Cir
Addition to Single-Family
House 04/26/2016
i i I
1
I 09/22/2016 04/25/2017 05/01/2017
PDMod 15-51
2934 E Garvey
Ave S I Remodel Exterior of Building
03/08/2016
& 8/23/2016 08/30/2016 08/30/2016 08/31/2016 Permits Expired
Project # Address Description of Project
PC
Approved PD Mod
Plan Check
Submittal
Plan Check
Approval
Bldg.
Permit
Issued
Construction
Status
PDMod 06-02
(CUP 05-13 1042 East Conversion of garage to Convert garage
& V 05-05) ldahome Street Second Unit 02/23/2016 back by 2/23/17
02/09/2016
835 W Construction of SEEK 1st Ext
PP 14-05 Christopher St Education 2/9/18 2/21/2017
12/08/2015
1st Ext -
PP 14-01, 1030 E. Merced Expansion of Day Care 12/13/17 2nd
CUP 14-05 Ave Facility Ext -1/23/18
GPA 14-01, 12/15/2015
ZC 14-01, PP 1st Ext -
14-03, CUP 12/13/17 -
14-20 & V 14- 1388 E Garvey 2nd Ext -
23 Ave South Public storage facility 12/13/18
824 E Michelle Remodel of Single Family
AUP 15-11 Street House 08/25/2015 j 01/14/2016 02/22/2017 02/22/2017 Under Construction
825E
AUP 15-37 Francisquito Ave Rebuild Single Family House 08/25/2015 03/01/2016 05/26/2016 05/26/2016 Complete
PP 15-02, V 1773W San Completion of Prosperity
15-07 Bernardino Rd Business Park 05/12/2015 03/05/2015 01/04/2016 01/04/2016 Nearing Completion
2736E
AUP 14-41 Larkwood St 546 sf Detached Garage 04/28/2015 10/22/2015 12/17/2015 12/17/2015 Under Construction