01-19-2010 - Ordinance for Adoption - Ordinance Approving Zone Change #09-01, Applicant: Tom Corley, Pacific Development, Location: 1838 E. Workman AvenueTO: Andrew G. Pasmant, City Manager
and City Council
City of West Covina
Memorandum
AGENDA
ITEM NO. D- 3a
DATE: January 19, 2010
FROM: Susan Rush
Assistant City Clerk
SUBJECT: ORDINANCE FOR ADOPTION
ORDINANCE APPROVING ZONE CHANGE NO.09-01
APPLICANT: TOM CORLEY, PACIFIC DEVELOPMENT
LOCATION: 1838 E. WORKMAN AVENUE
RECOMMENDATION:
It is recommended that the City Council adopt the following ordinance:
ORDINANCE NO. / - AN ORDINANCE OF THE CITY
COUNCIL OF THE CITY OF WEST. COVINA, CALIFORNIA,
APPROVING ZONE CHANGE NO.09-01
DISCUSSION:
This ordinance was introduced at the City Council meeting of December •-15, 2009. The
ordinance will change the zoning on a 1.10-acre property to allow the construction of a senior
apartment housing development. The ordinance will become effective 30 days after adoption
on February 18, 2010.
FISCAL IMPACT:
There is no fiscal impact with the adoption of an ordinance except for minor costs associated
with updating the municipal code books.
Prepared b argaret Garcia
Deputy City Clerk
Approved by Susan Rush
Assistant City Clerk
Attachment: 1. Ordinance
2. December 15, 2009 Staff Report Item #F-3
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.09-01
WHEREAS, there was filed with this Commission a verified application on the forms
prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, for the
reclassification from:
"Specific Plan No. 22" to "MF-20" (Multi -Family Residential)
on that certain property generally described as follows:
Assessor's Parcel Number 8454-018-031, in the records of the Los Angeles County
Assessor; and
WHEREAS, the proposed zone change is consistent with the General Plan Designation of
"High Density Residential"; and
WHEREAS, said zone change has also been requested to facilitate the construction of a 65-
unit senior citizen affordable apartment complex; and
WHEREAS, consistent with this request the applicant has requested a conditional use
permit for incentives for the provision of senior citizen and affordable housing, including the
granting of a density bonus for an increase in density from 20 units per acre allowed under the "MF-
20" Zone to 59.1 units per acre, and the approval of certain deviations from the development
standards of the "MF-20" Zone, including deviations from lot width, density, parking standards,
setbacks, ground coverage, building length, unit size, recreation/leisure space, and private storage
areas; and
WHEREAS, consistent with this request a precise plan has been submitted to allow for the
development of a three-story apartment building with associated parking facilities; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, sanitary, and energy -efficient
housing at costs they can reasonably afford; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to encourage the
construction of a wide variety of new housing to meet the needs of all residents; and
WHEREAS, the proposed senior citizen apartment use of the property will be compatible
with existing surrounding uses, which include multiple -family residential, single-family residential,
commercial, and institutional uses; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 10d' day
of November, 2009, conduct a duly noticed public hearing to consider said application; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the IOth
day of November, 2009, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the Planning Commission adopted resolution 09-5343
recommending approval to the City Council; and
WHEREAS, the City Council did, on the 15t' day of December, 2009, conduct a duly
advertised public hearing as prescribed by law, and considered evidence presented by the Planning
Commission, Planning Department, and other interested parties.
WHEREAS; studies and investigations made by the City Council and in its behalf reveal the
following facts:
L. Approval of the zone change will allow, for the development of the site that consists
of partially -constructed improvements which. fronts on Workman Avenue and is
adjacent to existing multi -family housing and an automobile dealership.
2. Findings necessary for approval of zone change are as follows:
a. There are changed conditions since the existing zoning became effective to
warrant other or additional zoning.
b. The proposed change of zone will not adversely affect adjoining property as
to value or precedent and will not be detrimental to the area.
Ordinance No.
Zone Change No. 09-01
December 15, 2009 - Page 2
C. A change of zone will be in the interest or furtherance of the public health,
safety, and general welfare. '
d. The approval of such a change of zone will not adversely affect the
comprehensive General Plan so adopted by the City.
e. The approval of such a zone change is consistent with the General Plan or
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:
WHEREAS, based on the evidence, both oral and documentary, the City Council finds. as
follows:
a. The site is currently zoned "Specific Plan No. 22. The specific plan allows for the
development of a 24-unit condominium development: Surrounding land uses
include a two-story apartment complex to the north, across Workman Avenue, and a
school to the I northeast. A Chrysler -Jeep automobile dealership is located
immediately to the west and south. An existing senior housing.project is located to
the east of the subject property. The properties to the north and east are zoned
"Medium Density Residential " (MF-20). The property adjacent to the west and to
the south is zoned "S-C" (Service Commercial). The proposed zoning is compatible
with the surrounding zones and land use.
b. The proposed change of zone will not adversely affect adjoining property as to value
or precedent and will not be detrimental to the surrounding area. Surrounding land
uses include apartment buildings, a senior, citizen development, and automobile.
sales, service and storage. The proposed senior citizen apartment complex,
submitted concurrently with the proposed change of zone, has been designed so as
to not disrupt the use of adjoining propertyand to be aesthetically compatible with
the area. Vehicular and pedestrian access is gained from Workman Avenue,
immediately to the north of the site. The driveway approach to the site will not
interfere with the surrounding properties. The project will be surrounded by a six-
foot high block wall, which will serve as a buffer between the site, including the
parking area, and the surrounding properties. The parking area is located along
.the east side of the site, between the proposed three-story building and the existing
three-story senior apartments to the east of the site. Landscaping is proposed
along the perimeter of the property. Trees will be planted in this landscaped area
and will, upon maturity, serve as a visual buffer between the site and the adjoining,
residential properties. Landscaped yards, which will further screen the site from
the surrounding properties, are proposed along the south, west, and north
boundaries.
C. The zone change will facilitate the development of 65 housing units for low and
very low-income senior citizens. This housing will provide a significant benefit to
the community in terms of providing sound, quality affordable housing for a variety
of household types.
d. The proposed change of zone will not adversely affect the comprehensive General
Plan. The proposed affordable housing project will serve to further the achievement
of goals and policies of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, and affordable
housing, to assist in meeting existing and projected needs for lower -income housing,
and to facilitate the development of housing for the elderly.
C. The proposed zone change from "Specific Plan No. 22" to "MF-20" ("Multiple -
Family Residential - 20 dwelling units per acre") is consistent with the General Plan
land use designation for the site "High Density Residential" (Over 20.0 dwelling
s •
Ordinance NO. .
Zone Change No. 09-01
December 15, 2009 - Page 3
units per acre), with a senior citizen density bonus allowing a density of 59.1 units
per acre.
NOW, THEREFORE, the City Council of the City of West Covina, California, does hereby
ordain as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 09-01 is hereby found to be consistent with the City's General Plan and
the land uses permitted within said zone classification.
SECTION NO.2: Pursuant to Section 15304 of the California Environmental Quality Act
(CEQA) a Mitigated Negative Declaration of Environmental Impact has been prepared.
The Planning Commission recommends approval of the Mitigated Negative Declaration
and Monitoring Program for this project by the City Council.
SECTION NO.3: The Planning Commission does hereby recommend to the City Council
that they approve Zone Change No. 09-01 (Exhibit "A").
APPROVED AND ADOPTED on this _ day of ,
Mayor Shelly Sanderson
ATTEST:
City Clerk Laurie Carrico
I, LAURIE CARRICO, CITY CLERK of the City of West Covina, California, do hereby certify
that the foregoing Ordinance was regularly introduced and placed upon its first reading at a regular
meeting of the City Council on the day of That thereafter said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the day
of , by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
City Clerk Laurie Carrico
APPROVED AS TO FORM:
City Attorney Arnold Alvarez-Glasman
ZONE CHANGE NO.09-01
EXHIBIT A
Indicates area proposed to be rezoned from
"Specific Plan No. 22" to "Medium Density Multiple Family Residential' (MF-20)
fCf West Covina
1e;Orandum
AGENDA
TO: City Manager and City Council ITEM NO. F 3
FROM: Jeff Anderson DATE: December 15, 2009
Acting City Planner
SUBJECT: ZONE CHANGE NO.09-01
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT
APPLICANT: Tom Corley, Pacific Development
LOCATION: 1838 E. Workman Avenue
RECOMMENDATION:
The Planning Commission and staff recommend that the City Council adopt the following
resolution:
1) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, CERTIFYING THE NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT. FOR ZONE
CHANGE NO.09-01, CONDITIONAL USE PERMIT NO.09-04, AND
PRECISE PLAN NO. 09-03, PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED
The Planning Commission and staff further recommend that the. City Council introduce the
following ordinance:
2) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA APPROVING ZONE CHANGE NO.
09-01
DISCUSSION:
The request is to change the zoning on a 1.10-acre property to allow the construction of a senior,
apartment housing development located at 1838 E. Workman Avenue. The site was previously
approved for a 24-unit condominium development. Building permits were issued and.
construction began on the project that was stopped at the.first-story framing.
On November 10, 2009, the Planning Commission approved a precise plan and conditional use
permit for the development of the senior housing complex and recommended approval of the
zone change. For more detailed information on the precise plan and conditional use permit,
please refer to the Planning Commission staff report (Attachment 5).
Proposed Development
The proposal is to allow the construction of a three-story, 65-unit senior citizen apartment
complex. The subject property is adjacent to an existing senior housing development on the east
and an automobile dealership on the west and south.
The three-story structure is proposed on the westerly portion of the property. The building is a
long, linear building that includes a 20-foot by 20-foot "notch" to allow for Fire Department
trucks to turn -around per Fire Code standards. The Fire Prevention Bureau of the West Covina
Fire Department has. reviewed the plans and found that the plans comply with the 2007
California Fire Code and the 2006 International Fire Code. A memorandum from the Fire
Department is attached (Attachment 7). The trash enclosure is provided at the rear of the
building with a trash chute provided at each floor. Security gates are proposed at the front of the
property for pedestrians and vehicles. The project includes 68 parking spaces on the easterly
portion of the property. The four parking spaces closest to Workman Avenue would be located
on the outside of the security gates and would function as guest parking.
ZACase Files\ZONE CHANGE\2009\09-01 1838 E Workman\CC\Council Staff Report.doc
ZC 07-03
1838 E. Workman Avenue
December 15, 2009 - Page 2
The subject property has been previously graded as part of the construction of the 24-unit
condominium project. Retaining walls have been constructed along the rear and side property
lines. All other improvements on the property will be demolished prior to the construction of the
senior apartment complex.
The architecture of the senior citizen apartments is similar to the neighboring West Covina
Senior Villas project. The project has'' been designed with stone veneer on the front elevation,
and at the center of the side elevation. Protruding balconies on the east and west elevations and
gable roofs with knee braces are incorporated into the design. The 65 units are one -bedroom
apartments. One of the units is reserved for the manager. The project would provide 13 very
low-income and 51 low-income units. An 816-square foot Community Room and a 400-square
foot patio are proposed on the third floor of the building for recreational space. A laundry room
is provided on the second floor of the building.
PLANNING COMMISSION REVIEW AND ACTION:
The Planning Commission held a public hearing regarding this matter on November 10, 2009. At
the conclusion of the hearing, the Commission voted 5-0 to approve the precise plan and conditional
use permit and recommend approval of ;the zone change to the City Council. The project required
the approval of a precise plan for site plan layout and for the building architecture. Furthermore,
the project required the approval of a conditional use permit for a density bonus and development
standard incentives to encourage the development of affordable senior housing project.
The Planning Commission discussed the proposed density bonus, design, and site layout of the
project as well as safety concerns with the above ground power lines. The Commissioner's noted
that the proposed site was an ideal location for a senior housing development in that there are
commercial uses within walking distance. Additionally, the Planning Commission noted that the
project complies with the factors for consideration of the conditional use permit to allow the density
bonus and development standards incentives. The Commission consensus was that the project was
good for the City and senior citizens'' as it provides needed low and moderate -income senior
housing.
FISCAL IMPACT:
Approval of the project would not have any impact on the City's General Fund.
Aeview'ekAppro�ec�jPrep y: Jeff Anderson Christopher J. Chung
Acting City Planner CDC Director
Attachments:
Attachment 1
— Draft Negative Declaration of Environmental Impact Resolution
Attachment 2
— Draft Zone Change Ordinance for Approval
Attachment 3
— Planning Commission Resolution No. 09-5342, Mitigated Negative Declaration
Attachment 4
- Planning Commission Resolution No. 08-5343, Zone Change No. 09-01
Attachment 5
- Planning Commission Staff Report dated November 10, 2009
Attachment 6
— Planning Commission Minutes dated November 10, 2009
Attachment 7
— Fire Department Memorandum, Dated November 9, 2009
Z:\Case Files\ZONE CHANGE\2009\09-01 1838 E Workman\CC\Council Staff Report.doc
ATTACHMENT 1
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, CERTIFYING THE NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR ZONE CHANGE NO. 09-01, CONDITIONAL
USE PERMIT NO. 09-04, AND PRECISE PLAN NO. 09-03, PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED.
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Tom Corley, Pacific Development
LOCATION: 1838 E. Workman Avenue
WHEREAS, there was filed with this . City verified applications on forms
prescribed in Chapter 26, Article VI of the West Covina Municipal Code requesting the
approval of a General Plan amendment, zone change, conditional use permit, and precise'
plans to facilitate the construction of a three-story, 65-unit senior citizen apartment
complex on that certain properties generally described as:
Assessor's Parcel No. 8454-018-031, as shown on the latest rolls of the Los
Angeles County Tax 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 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.
WHEREAS, the Planning Commission, upon giving the required notice, did on the
10t` day of November, 2009, conduct a duly noticed public hearing to consider the subject
application for a Zone Change, at which time the Planning Commission adopted resolution
09-5342 recommending approval to the City Council; and
WHEREAS, the City Council did, on the 15th day of December, 2009, conduct a
duly advertised public: hearing as prescribed by law to consider said environmental
documents, and considered evidence presented by the Planning Commission, Planning
Department and other interested parties.
NOW, THEREFORE, the City Council 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 recommends to the City Council
certification of the .Negative Declaration of Environmental. Impact, subject to
compliance with the mitigation measures that are recommended in the Negative
Declaration of Environmental Impact as outlined below:
ZACase Files\ZONE CHANGE\2009\09-01 1838 E Workman\CC\CC Neg Dec Reso.doc
Resolution No. •
Negative Declaration for ZC 09-01, CUP 09704, PP 09-03
December 15, 2009 — Page 2
Environmental
Impacts
Mitigation Measures
Monitoring
Dept./ ency
Monitoring
Methods
Aesthetics
A lighting plan check will be required
Planning
Lighting Plan
including review of a photometric plan to
Department
Review, Site.
ensure that new lighting will not "spill
Building
Inspections
over" onto adjacent properties.
Division
Air Quality
The construction area and all accessible
Building
Grading plan.
areas (public streets, sidewalks, etc.)
Department,
check, Site
within 100 feet of the project site . shall be
Planning
inspections,.
swept (preferably with water sweepers)
Department
Landscaping
and watered at least three times daily.
plan review
All unpaved roads, parking, and staging
areas shall be watered at least twice times
daily using SCAQMD Rule 1186 certified
water sweepers or ' recommended water
sweepers using reclaimed water.
Water trucks or sprinkler systems shall be
used to keep all - areas of vehicle
movement damp enough to prevent dust
from leaving the project site. At a
minimum, this measure would include
wetting down such areas in the late
morning and after work is completed for
the day and whenever wind exceeds 15
miles per hour.
On -site stockpiles of debris, dirt, or rusty
materials shall be covered or watered at
least twice daily.
All. haul trucks exporting soil from the
project site shalleither be covered or
sprinkled with water prior to entering
public streets.
All inactive disturbed surface. areas shall
be watered on a daily basis when there is
evidence of wind -driven fugitive dust.
During Santa Ana wind conditions with
wind speeds exceeding 15 miles per hour,
soil disturbance areas shall be watered
hourly or active operations on unpaved
surfaces shall be terminated until wind
speeds no longer exceed 15 miles per
hour.
Graded surfaces shall be vegetated as
soon as possible after the completion of
grading within the construction area.
Z:\Case Files\ZONE CHANGE\2009\09-01 1838 E Workman\CC\CC Neg Dec Reso:doc
Resolution No.
Negative Declaration for ZC 09-01, CUP 09-04, PP 09-03
December 15, 2009 — Page 3
Landscaping shall be installed on all
graded surfaces proposed, for landscaping
as soon as possible after the completion of
grading operations.
Traffic speeds on unpaved roads shall be
limited to 15 miles per hour. or less.
Cultural
If evidence of archeological or
Planning
Cultural
Resources
paleontological resources is encountered
Department
Resources
on -site, the applicant and the developer
shall notify the Planning Department and
construction activity shall cease until a
qualified specialist, as determined by the
West Covina Planning Department, has
been retained to assess the findings and
initiate a recovery program.
In the event that human remains are found
during construction activities, the
applicant and the developer shall notify
the Planning Department and
construction activity shall cease until a
qualified specialist, as determined by the
West Covina Planning Department, has
been retained to assess the findings and
initiate a recoveryprogram.
Hazards and
Removal of any hazardous substances on
Engineering
Site plan check,
Hazardous
the project site would comply with the
Department,
Grading plan
Materials
Sate and West Covina Public Works
Building
check,
Department requirements.
Department,
Construction
Fire Department
permit,
Approval of
Closure report
by the Fire
Department
Hydrology and
Drainage improvements shall conform to
Engineering
Site plan check,
Water Quality
the requirements of the Los Angeles
Department,
Grading plan
County Flood Control District and be
Building .
check,
reviewed and approved prior to issuance
Department,
Construction
of grading permits. Additionally, the
State Regional
permit
developer shall obtain a construction
Water Quality
permit from the State Regional Water
Control Board
Quality Control Board for construction
period stormwater discharges. The
developer shall comply with the SUSMP.
Additionally, the developer shall
incorporate best management practices, as
mentioned earlier in this Initial Study to
prevent erosion.
Noise
Construction contracts shall specify that
Fire Department,
Site plan check,
all construction equipment shall be
Public Works
Grading plan
equipped with mufflers and other suitable
Department
check,
noise attenuation devices.
Construction
permit
Transportation
The proposed project would be required to
Engineering
Construction
comply with the City of West Covina
Department,
permit, Site
Public Works Department to reduce the
Building
Inspection
impacts to traffic and parking during
Department,
construction.
Fire Department
Z:\Case Files\ZONE CHANGE\2009\09-01 1838 E Workman\CC\CC Neg Dec Reso.doc
Resolution No..
Negative Declaration for ZC 09-01, CUP 09-04, PP 09-03
December 15, 2009 — Page 4
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.
6. The City Clerk shall certify as to the passage of this Resolution.
m
PASSED AND APPROVED on this 15 day of December, 2009.
ATTEST:
Mayor
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I, Laurie Carrico, City Clerk of the City of West Covina, do hereby certify that the
foregoing Resolution was duly adopted by the City Council of the City of West Covina,
California, at a regular meeting thereof held on the 15'' day of December, 2009.
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: December 15, 2009
ZACase Files\ZONE CHANGE\2009\09-01 1838 E Workman\CC\CC Neg Dec Reso.doc
� ATTACHMENTZ
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.09-01 .
WHEREAS, there was filed with this Commission a verified application on the forms
prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, for the
reclassification from:
"Specific Plan No. 22" to "ME-20" (Multi -Family Residential)
on that certain property generally described as follows:
Assessor's Parcel Number 8454-018-031, in the records of the Los Angeles County
Assessor; and
WHEREAS, the proposed zone change is consistent with the General Plan Designation of
"High Density Residential"; and
WHEREAS, said zone change has also been requested to facilitate the construction of a 65-
unit senior citizen affordable apartment complex; and
WHEREAS, consistent with this request the applicant has requested a conditional use
permit for incentives for the provision of senior citizen and affordable housing, including the
granting of a density bonus for an increase in density from 20 units per acre allowed under the "MF-
20" Zone to 59.1 units per acre, and the approval of certain deviations from the development .
standards of the "MF-20" Zone, including deviations from lot width, density, parking standards;
setbacks, ground coverage, building length, unit size, recreation/leisure space, and private storage
areas; and
WHEREAS, consistent with this request a precise plan has been submitted to allow for the
development of a three-story apartment building with associated parking facilities; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, sanitary, and energy -efficient
housing at costs they can reasonably afford; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to encourage the
construction of a wide variety of new housing to meet the needs of all residents; and
WHEREAS; the proposed senior citizen apartment use of the property will be compatible
with existing surrounding uses, which include multiple -family residential, single-family residential,
commercial, and institutional uses; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 10t' day
of November, 2009, conduct a duly noticed public hearing to consider said application; and .
WHEREAS, the Planning Commission, upon giving the required notice, did on the 1011'
day of November, 2009, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the -Planning Commission adopted resolution 09-5343
recommending approval to the City Council; and
WHEREAS, the City Council did, on the 15t' day of December, .2009, conduct a duly
advertised public hearing as prescribed by law, and considered evidence presented by the Planning
Commission, Planning Department, and other interested parties.
WHEREAS, studies and investigations made by the City Council and in its behalf reveal the
following facts:
ZACase Files\ZONE CHANGE\2009\09-01 1838 E Worlanan\CC\Council ZC Ord.doc
Ordinance No.
Zone Change No. 09-01
December 15, 2009 - Page 2
1. Approval of the zone change will allow for the development of the site that consists
of partially -constructed improvements which fronts on Workman Avenue and is
adjacent to existing multi -family housing and an automobile dealership.
2. Findings necessary for approval of zone change are as follows:
a. There are changed conditions since the existing zoning became effective to
warrant other or additional zoning.
b. The proposed change of zone will not adversely affect adjoining property as
to value or precedent and will not be detrimental to the area.
C. A change of zone: will be in the interest or furtherance of the public health,
safety, and general welfare.
d. The approval of such a change of zone will not adversely affect the
comprehensive General Plan so adopted by the City.
e. The approval of such a zone change is consistent with the General Plan or
applicable specific plans.
3. Pursuant to the requirements of the California Environmental Quality Act (CEQA)
of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
RvIPACT 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.
WHEREAS, based on the evidence, both oral and documentary, the City Council finds as
follows:
a. The site is currently zoned "Specific Plan No. 22." The specific plan allows for the
development of a 24-unit condominium development. Surrounding land uses
include a two-story apartment complex to the north, across Workman Avenue, and a
school to the northeast. A Chrysler -Jeep automobile dealership is located
immediately to the. west and south. An existing senior housing project is located to
the east of the subject property. The properties to the north and east are zoned
"Medium Density Residential " (1VTF'-20). The property adjacent to the west and to
11
the south, is zoned "S-C" (Service Commercial). The proposed zoning is compatible
with the surrounding zones and land use.
b. The proposed change of zone will not adversely affect adjoining property as to value
or precedent and will not be detrimental to the surrounding area. Surrounding land
uses include apartment buildings, a senior citizen development, and automobile
sales, service and storage. The proposed senior citizen apartment complex,
submitted concurrently with the proposed change of zone, has been designed so as.
to not disrupt the use of adjoining property and to be aesthetically compatible with
the area. Vehicular and pedestrian access is gained from Workman Avenue,
immediately to the north of the site. The driveway approach to the site will not
interfere with the surrounding properties. The project will be surrounded by a six-
foot high block wall, which will serve as a buffer between the site, including the
parking. area, and the surrounding properties,. The parking area is located along
the east side of the site, between the proposed three-story building and the existing
three-story senior apartments to the east of the site. Landscaping is proposed
along the perimeter of the property. Trees will be planted in this landscaped area
and will, upon maturity, serve as a visual buffer between the site and the adjoining
residential properties. Landscaped yards, which will further screen the site from
the surrounding properties, are. proposed along the south, west, and north
boundaries.
C. The zone change will facilitate the development of 65 housing units for low- and
very low-income senior citizens. This housing will provide a significant benefit to
ZACase Files\ZONE CHANGE\2009\09-01 1838 E Worlmian\CC\Council ZC Ord.doc
Ordinance No. + •
Zone Change. No. 09-01
December 15, 2009 - Page 3
the community in terms of providing sound, quality affordable housing for a variety
of household types.
d. The proposed change of zone will not adversely affect the comprehensive General
Plan. The proposed affordable housing project will,serve to further the achievement
of goals and policies of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, and affordable
housing, to assist in meeting existing and projected needs for lower -income housing,
and to facilitate the development of housing for the elderly.
e. The proposed zone change from "Specific Plan No. 22" to "MF-20" ("Multiple -
Family Residential - 20 dwelling units per acre") is consistent with the General Plan
land use designation for the site "High Density Residential" (Over 20.0 dwelling
units per acre), with a senior citizen density bonus allowing a density of 59.1 units
per acre.
NOW, THEREFORE, the City Council of the City of West Covina, California, does hereby
ordain as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 09-01 is hereby found to be consistent with the .City's General Plan and
the land uses permitted within said zone classification.
SECTION NO. 2: Pursuant to Section 15304 of the California Environmental Quality Act
(CEQA). a Mitigated Negative Declaration of Environmental Impact has been prepared.
The Planning Commission recommends approval of the Mitigated Negative Declaration
and Monitoring Program for this project by the City Council.
SECTION NO. 3: The Planning Commission does hereby recommend to the City Council
that it approval of Zone Change No. 09-01 (Exhibit "A").
ZACase Files\ZONE CHANGE\2009\09-01 1838 E Worlmian\CC\Council ZC Ord.doc
Ordinance No. •
Zone Change No. 09-01
December 15, 2009 - Page 4
PASSED AND APPROVED on this 15'' day of December 2009.
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I, Laurie Carrico, City Clerk of the City of West Covina, do hereby certify that the foregoing
Ordinance No. was regularly introduced and placed upon its first reading at a. regular
meeting of the City Council on the 15'h day of December 2009. That, thereafter, said Ordinance
was duly adopted and passed at a regular meeting of the City Council on the day of ,
2010.
F.
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: December 15, 2009
City Clerk
APPROVED AS TO FORM:
City Attorney
Z:\Case Files\ZONE CHANGE\2009\09-01 1838 E. Workman\CC\Council ZC Ord.doc
ZONE CHANGE NO.09-01
EXHIBIT A
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Indicates area proposed to be rezoned from
"Specific Plan No. 22" to "Medium Density Multiple. Family Residential" (MF-20)
RESOLUTION NO. 09-5342
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, RECOMMENDING APPROVAL OF THE MITIGATED
NEGATIVE DECLARATION FOR ZONE CHANGE NO. 09-01, CONDITIONAL
USE PERMIT NO. 09-04, AND PRECISE PLAN NO. 09-03, PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED.
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Tom Corley, Pacific Development
LOCATION: 1838 E. Workman Avenue
. WHEREAS, there was 'filed with this City verified applications on forms
prescribed in Chapter 26, Article' VI of the West Covina Municipal Code requesting the
approval of a precise plan and conditional use permit to facilitate: the construction of a
three-story, 65-unit senior citizen apartment complex on that certain property generally
described as:
Assessor's Parcel Nos. Assessor Parcel Nos.. 8454-018-031, as shown on the latest
rolls of the Los Angeles County Tax Assessor; and
WHEREAS, the Planning Commission upon giving the required notice did on the 10'h
day of November, 2009, conduct duly advertised public hearings as prescribed by law to
consider said application; 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 fmdings of the initial study, it was determined that the
proposed project will not have Ga 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 Negative Declaration of Environmental Impact was prepared for the
proposed project pursuant to the requirements of the California Environmental Quality Act
of 1970, as amended, and mitigation measures are included in said Negative Declaration'in
support of the finding that there will not be a significant effect on the environment as a
result of this project.
NOW, THEREFORE, the Planning Commission of the City of West Covina does
hereby resolve as follows:
1. After receiving and considering all determinations, studies, documents, and
recommendations, as well as other appropriate public comments, the Planning
Commission of the City of West Covina hereby recommends to the City Council
certification of the Negative Declaration of Environmental Impact, subject to
compliance with the mitigation measures that are recommended in the Negative
Declaration of Environmental Impact as outlined below:
ZAResos\2009\09-5342 Negative Declacation.doc
Planning Commission Rotion No. 09-5342
Mitigated Negative Declaration for ZC 09-01, CUP 09-04 & PP 09-03
November 10, 2009 — Page 2
Environmental
Mitigation Measures
Monitoring
Monitoring
Impacts
Dept./Agency
Methods
Aesthetics
A lighting plan, including a photometric
Planning
Pre-
plan, shall be submitted to the Building
construction
Department for review and approval to
plan check
ensure that new lighting will not "spill
over" onto adjacent residential properties.
On -site
construction
inspection
Air Quality
During construction, the project contractor
Building/
Pre -
shall comply with SCAQMD Rule 403
Engineering
construction
(Fugitive Dust).
plan check
South Coast Air
Quality
On -site
Management
construction
District
inspections
Cultural
If archaeological resources are uncovered
Planning
On -site
Resources
on the project site during grading,. the
Department,
construction
developer must notify the West Covina
Building
inspection
Planning Department immediately and
Division
work must stop within a 100-foot radius
until a qualified archeologist, to be
approved by the City, has evaluated the
find. Construction activity may continue
unimpeded on other portions of the
project site. If the find is determined by
the qualified archeologist to be a unique
archeological resource, as defined by
Section 2103.2 of the Public Resources
Code, the site shall be treated in
accordance with the provisions of Section
21083.2 of the Public Resources Code. If
the find is determined not to be a unique
archeological resource, no further action
is necessary and construction may
continue.
If paleontological resources are uncovered
during excavation of the project site, the
City of West Covina Planning Department
shall be notified immediately and work
must stop within 100 feet of the find to
allow a qualified paleontologist to
appropriately remove the find.
MM-CR-3 If during excavation of the
project site human remains are
discovered, the steps described in State
CEQA Guidelines Section 15064.5(e)
shall be followed.
(1) There shall be no further excavation or
disturbance of the site or any nearby
area reasonably suspected to overlie
adjacent human remains until:
ZAResos\2009\09-5342 Negative Dectaration.doc
Planning Commission Fc..Ition No. 09-5342
Mitigated Negative Declaration for ZC 09-01, CUP 09-04 & PP 09-03
November 10, 2009 — Page 3
(A) The coroner of the County in
which the remains are discovered
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 Native American:
1. The coroner shall contact the
Native American Heritage
Commission within 24 hours.
2. The Native American Heritage
Commission shall identify the
person or persons it believes to'
be the most likely descended
from the deceased Native
American.
3. The most likely descendent
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 Public Resources
Code 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.
(A) The Native American . Heritage.
Commission is unable to identify a
most likely descendent or the most
likely descendent failed to make a
recommendation within 24 hours
after being notified by the
commission.
(8)The descendant identified fails to
make a recommendation; or
(C) The landowner or his authorized
representative rejects the
recommendation of the
descendant, and the mediation by
the Native American Heritage
Commission fails to provide
measures acceptable to the
landowner.
Geology and
I.The project shall be designed and
I Building/
Pre-
ZAResos\2009\09-5342 Negative Declaration.doc
Planning Commission RIWtion No. 09-5342
Mitigated Negative Declaration for ZC 09-01, CUP 09-04 & PP 09-03
November 10, 2009 — Page 4
Soils
constructed in accordance with . the
Engineering
construction
requirements of Chapter 16 .(Structural
plan check
Design). of the 2007 California Building
Code (CBC), the West Covina Municipal
On -site
Code, and accepted engineering practices.
construction
inspection
Prior to start of soil -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 the 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.
The project applicant shall prepare and
implement a Standard Urban Storm Water
Mitigation Plan (SUSMP) in accordance
with the requirements of the West Covina
Municipal Code to ensure that storm
water runoff is managed for water quality
concerns through implementation of
appropriate and applicable best
management practices (BMPs). Prior to
issuance of any grading or building
permits, the City of West Covina
Department of Public Works shall
approve the SUSMP.
Hydrology and
Prior to start of soil -disturbing activities at
Building/
On -site
Water Quality
the site, the project applicant shall obtain
Engineering .
construction
a General Permit for Discharges of Storm
inspection
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 the 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.
Z:\Resos\2009\09-5342 Negative Declaration.doc .
Planning Commission K. Won No. 09-5342 •
Mitigated Negative Declaration for ZC 09-01, CUP 09-04 & PP 09-03
November 10, 2009 - Page.5
The project applicant shall prepare and
implement a Standard Urban Storm Water
Mitigation Plan (SUSMP) in accordance
with the requirements of the West Covina
Municipal Code to ensure that storm
water runoff is managed for water quality
concerns through implementation of
appropriate and applicable best
management practices (BMPs).. Prior to
issuance of any, grading or building
permits, the City of West Covina
Department of Public Works shall
approve the SUSMP.
Noise
Construction activities, including delivery
Building/
Pre -
and haul routes, shall be restricted to
Engineering
construction
hours between 7:00 AM and 8:00 PM
plan check
Within the radius of 500 feet of generally
occupied residences.
Field
Observation
Noise -generating equipment operated at
after
the project site shall be equipped with the
Construction
most effective noise control devices, i.e.,
mufflers, lagging, and/or motor
enclosures. All equipment shall be
properly maintained to assure that no
additional noise, due to wom or
improperly maintained parts, would be
generated.
To the extent feasible, construction
activities shall be scheduled so as to avoid
operating several pieces of heavy
equipment simultaneously, which causes
high noise levels.
The construction staging area shall be
located as far as feasible from sensitive
receptors.
All construction equipment shall be stored
on the project site during the construction
phase to eliminate daily heavy-duty truck
trips on vicinity roadways.
Operation:
Project. operation shall comply with the
requirements of the Building Department
and the 2007 California Building Code
(CBC) regarding interior noise levels.
Public Services
The project applicant shall comply with
Fire Department
Pre -
(Fire, Parks,.
all applicable City codes and regulations
construction
Libraries)
pertaining to fire protection as required by
Building/
plan check
the West Covina Fire Department.
Engineering
On -site
The project applicant shall comply with
construction
Sections 2040, and 26-204 of the City of
inspection
West Covina Municipal Code, which
ZAResos\2009\09-5342 Negative Declaration.doc
Planning Commission lotion No. 09-5342
Mitigated Negative Declaration for ZC 09-01, CUP 09-04 & PP 09-03
November 10, 2009 — Page 6
requires the dedication of land or payment
of in -lieu park fees by the developer of
any multiple family residential.
development within the City.
The project applicant shall pay the County
of Los Angeles Public Library mitigation
impact fee in effect at the time building
permits are issued for the project.
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.
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 101h day. of
November, 2009, by the following vote:
AYES:' Redholtz, Sotelo, Carrico, Sykes, Stewart
NOES: - None
ABSENT: None
ABSTAIN: None
DATE: November 10, 2009
Dave Stewart, Chairman
Planning Commission
Jeff erson, AICP, Secretary
Planning Commission
Z:\Resos\—?009\09-5342 Negative Declaration.doc
ATTACHMENT 4
PLANNING COMMISSION
RESOLUTION NO. 09-5343
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
ZONE CHANGE NO.09-01
ZONE CHANGE NO.09-01
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Tom Corley, Pacific Development,
LOCATION: 1838 E. Workman Avenue
WHEREAS, there was filed with this Commission a verified application on the forms
prescribed in Section 26-1.53 and 26-199 of the West Covina Municipal Code, for the
reclassification from:
"Specific Plan No. 22" to "MF-20" (Multi -Family Residential)
on that certain property generally described as follows:
Assessor's Parcel Number 8454-018-031,. in the records of the Los Angeles County
Assessor; and
WHEREAS, said zone change will provide consistency between the General. Plan and
Zoning Map; and
WHEREAS, said zone change has also been requested to facilitate the construction of a 65-
unit senior citizen affordable apartment complex; and
WHEREAS, consistent with this request the applicant has requested a conditional use
permit for incentives for the provision of senior citizen and affordable housing, including. the
granting of a density bonus for an increase in density from 20 units per acre allowed under the "MF-
20" Zone to 59J units per acre, and the approval of certain deviations from the development
standards of the "NU-20" Zone, including deviations from lot width, density, parking standards,
setbacks, ground coverage, building length, unit size, recreation/leisure space, and private storage
areas; and
WHEREAS, consistent with this request a precise plan has been submitted to .allow for the
development of a three-story apartment building with associated parking facilities; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, sanitary, and energy -efficient
housing at costs they can reasonably afford; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to'encourage the
construction of a wide variety of new housing to meet the needs of all residents; and
WHEREAS, the proposed senior citizen apartment use of the property will be compatible
with existing surrounding uses, which include multiple -family residential, single-family residential,
commercial, and institutional uses; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 10t' day
of November, 2009, conduct a duly noticed public hearing to consider said application; and
ZAResos\2009\09-5343 ZC 09-01 Sr.: Hsing-Worlonan.doc
Planning Commission Resoluti*o. 09-5343 •
Zone Change No. 09-01
November 10, 2009 - Page 2 of 4
WHEREAS, studies and investigations made by the Planning Commission and in its behalf
reveal the following facts:
1. Approval of the zone change will allow for the development of the site that consists
of partially -constructed improvements which fronts on Workman Avenue and is
adjacent to existing multi -family housing and automobile dealership.
2. Findings necessary for approval of a zone change are as follows:
a. There are changed conditions since the existing zoning became effective to
warrant other or additional zoning.
b. The proposed change of zone will not adversely affect adjoining property as
to value or precedent and will not be detrimental to the area.
C. A change of zone will be in the interest or furtherance of the public health,
safety, and general welfare.
d. The approval of such a change of zone will not adversely affect the
comprehensive General Plan so adopted by the City.
e. The approval of such a zone change is consistent with the General. Plan or
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.
WHEREAS, based on the evidence, both oral and documentary, the Planning Commission
finds as follows:
a. The site is currently zoned "Specific Plan No. 22." The specific plan allows for the
development of a 24-unit condominium development. Surrounding land uses
include a two-story apartment complex to the north, across Workman Avenue, and a
school to the northeast. A Chrysler -Jeep automobile dealership is located
immediately to the west and south. An existing senior housing project is located to
the east of the subject property. The properties to the north and east are zoned
"Medium Density Residential " (NE-20). The property adjacent to the west and to
the south is zoned "S-C" (Service Commercial). The proposed zoning is compatible
with the surrounding zones and land use. .
b. The proposed change of zone will not adversely affect adjoining property as to value
or precedent and will not be detrimental to the surrounding area. Surrounding land
uses include apartment buildings, a senior citizen development, and automobile
sales, service and storage.' The proposed. senior citizen apartment complex,
submitted concurrently with the proposed change of zone, has been designed so as
to not disrupt the use of adjoining property and to be aesthetically compatible with
the area. Vehicular and pedestrian access is gained from Workman Avenue,
immediately to the north of the site. The driveway approach to the site will not
interfere with the surrounding properties. The project will be surrounded by a six-
foot high block wall, which will serve as a buffer between the site, including the
parking area, and the surrounding properties. The parking area is located along
the east side of the site, between the proposed three-story building and the existing
three-story senior apartments to the east of the site. Landscaping is proposed
along the perimeter of the property. Trees will be planted in this landscaped area
and will, upon maturity, serve as a visual buffer between the site and the adjoining
residential properties. Landscaped yards, which will further screen the site from
the surrounding properties, are proposed along the south, west, and north
boundaries.
Z:\Resos\2009\09-5343 ZC 09-01 Sr. Hsing-Worlanan.doc
Planning Commission ResolutiP�o. 09-5343 •'
Zone Change No. 09-01
November 10, 2009 - Page 3 of 4
C. The zone change will facilitate the development of 65 housing units for low- and
very low-income senior citizens. This housing will provide a significant benefit to
the community in terms of providing sound, quality affordable housing for a variety
of household types.
d. The proposed change of zone will not adversely. affect the comprehensive General
Plan. The proposed affordable housing project will serve to further the achievement
of goals and policies of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, and affordable
housing, to assist in meeting existing and projected needs for lower -income housing,
and to facilitate the development of housing for the elderly.
e. The proposed zone change from "Specific Plan No..22" to "MF-20" ("Multiple -
Family Residential - 20 dwelling units per acre") is consistent with the General Plan
land use designation for the site "High Residential (Over 20.0 dwelling units per
acre), with a senior citizen density bonus allowing a density of 59.1 units per acre.
NOW, THEREFORE, the Planning Commission of the City of West Covina, California,
does resolve as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 09-01 is hereby found to be consistent with the City's General Plan and
the land uses permitted within said zone classification.
SECTION NO. 2: A Mitigated Negative Declaration of Environmental Impact has been
prepared in accordance with the California.Environmental Quality Act of 1970, as amended.
The Planning Commission recommends approval of the Mitigated Negative Declaration
and Monitoring Program for this project by the City Council.
SECTION NO. 3: The Planning Commission does hereby recommend to the City Council
that it approve Zone Change No. 09-01 (Exhibit 1) and thereby permit a change in the land
use the proposed development of a three-story 65-unit senior citizen apartment complex.
SECTION NO. 4: The Secretary is instructed to forward a copy of this Resolution to the
City Council for its attention in the manner prescribed by law.
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 10t' day of November,
2009, by the following vote:
AYES: Redholtz, Sotelo, Carrico, Sykes, Stewart
NOES: None
ABSENT: None
DATE: November 10, 2009
Dave Stewart, Chairman
Planning Commission
Jeff rson, AICP, Secretary
Planning Commission,
Z:\Resos\2009\09-5343 ZC 09-01 Sr. Hsing-Worlanan.doc
ZONE CHANGE NO.09-01
EXHIBIT A
Indicates area proposed to be rezoned from
"Specific Plan No. 22" to "Medium Density Multiple Family Residential" (MF-20)
ATTACHMENT 5
AGENDA
ITEM NO. C-4
DATE: November 10, 2009
PLANNING DEPARTMENT STAFF REPORT
ZONE CHANGE NO.09-01 .
CONDITIONAL USE PERMIT NO.09-04
PRECISE PLAN NO.09-03
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Tom Corley, Pacific Development
LOCATION: 1838 E. Workman Avenue
I. DESCRIPTION OF APPLICATION
The project .consists of a request for a zone change application to change the
designation from "Specific Plan No. 22" to "Multiple -Family Residential" (20
dwelling units per acre) (MF-20). A precise plan is proposed to construct a three-
story senior citizen housing project. In addition, a conditional use permit is
proposed to allow consideration of the proposal for affordable. senior housing. A
24-unit condominium .project has been previously approved at the site and
construction had commenced. Due to economic conditions, that project was not
completed. The site was formerly occupied by the American Red Cross.
The project proposes the construction of a three-story, 65-unit senior apartment
housing development on a 1.10-acre site. The proposed units are one bedroom and
range in size from 630 square feet to 702 square feet. Additionally, the project
includes 5,810 square feet of landscaping and 68 parking spaces.
A code amendment (Code Amendment No. 09-03). to increase the discretionary
density bonus allowed in the "Low- and Moderate -Income and Senior Citizen
Housing" section of the code has been initiated. The proposed conditional use
permit and precise plan are contingent on the approval of that code amendment.
II. STAFF RECOMMENDATION .
Staff recommends that the Planning Commission adopt resolutions recommending
to the City Council certification of the Mitigated Negative Declaration of
Environmental Impact and approval of Zone Change No. 09-01, and approval of
Precise Plan No. 09-03, and Conditional Use Permit No. 09-04.
III. ENVIRONMENTAL DETERMINATION
The initial study prepared and noticed for the project in accordance with CEQA
Guidelines and disclosed that the project will not have a significant impact on the
environment. Mitigation measures have been incorporated into the project's design
and as conditions of approval to reduce impacts on the- environment to a less than
significant level. A Mitigated Negative Declaration of Environmental Impact has
been prepared pursuant to the requirements of the California Environmental Quality
ZACase Files\PP\2009\09-03 Sr Hsing.1838 E Workman\Staff report.doc
ZC 09-01, PP 09-03, CUP 09� .
1838 E. Worlanan Avenue
November 10, 2009 - Page 2
prepared for the project. These are appendices to the Initial Study, and while not
attached, are available upon request.
Traffic Study
A traffic study (dated October 14, 2009) was prepared for the project -by Kimley-
Horn and Associates. The traffic study analyzed the intersection of Azusa Avenue
and Workman Avenue to determine if the proposed project would result in any
potential significant traffic impacts. The study concludes that the project is not
expected to result in a significant traffic impact at that intersection.
Air Qualily
According to the Air Quality Study prepared by Impact Sciences, the construction
and operation emissions are below significant regional thresholds. The proposed
construction activities would occur independently of the senior citizen housing
operational activities. The project would not contribute substantially to regional or
local air pollution problems in the area. The project will require demolition,
grading and construction, which creates the potential for the generation of fugitive
dusts (particulates), which may impact the surrounding properties. Mitigation
measures are required to include wetting down soils, chemical stabilization of
unattended construction areas, planting vegetative ground cover as soon as possible
on construction sites, and physically covering all trucks hauling dirt, sand, or other
loose materials to and from the site.
VI. HISTORY
The demolished American Red Cross structure was built on the property in 1948. It
appears that they were originally constructed as residential buildings. Unclassified
Use Permit No. 117 was approved by the Planning Commission in 1957.
General Plan Amendment No. 05-01, Zone Change No. 05-02, Precise Plan No. 05-
01, Tentative Tract Map No. 62631, and Variance No. 05-01 were approved on
appeal to the City Council on August 16, 2005.. That approval allowed for the
construction of a 24-unit condominium .project. Building permits were issued for
the project in March 2006. Construction began on the project and proceeded to the
first -story framing. The construction will be removed prior to the construction of
the senior apartment project.
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V. SUMMARY OF DATA
STANDARD
PROPOSED PER
REQUIRED/ALLOWED
PRECISE PLAN
PER ZONING CODE
Site Area
1.10 acres
1 acre
(47,793 sq. ft.)
(43,560 sq. ft.)
No. of Units
65
22.4*
Density
59.1 du/ac
20 du/ac*
Parking:
68
137*
Ratio(Total Space/du)
1.05
2.1 *
Covered
0
65 *
Uncovered
68
72 *
Guest
4
7*
Setbacks
Front (North) MF-20
15 feet
20 ft.*
Side (East) R-1
68 feet
10 ft.
Side (West) R-A
8 feet
10 ft.*
Rear (South) S-C
5 feet 6 inches
20 ft.*,
Building Height
44 feet 6 inches
--
Building Length
331 ft.
200 ft.*
Ground Coverage
41,983 sq. ft.
26,286 sq. ft.*
(including paved areas)
(88%)
(55%)
Unit Sizes:
630 sq. ft - 702 sq. ft._
1,200 sq. ft.*.
* Indicates standards from which developer is requesting approval for deviations.
Surrounding Zoning and Land Use:
North: "Multiple -Family Residential" (20 Units per Acre) (MF-20);
Apartment Complex
South: "Service Commercial" (S-C); Automobile Dealership
East: "Multiple -Family Residential" (20 Units per Acre) (MF-20); Senior
Apartment Complex
West: "Service Commercial" (S-C); Automobile Dealership
General Plan Designation: "High Density Residential" '(Over 20 units per acre)
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Zoning:
Existing:
Proposed:
"Specific Plan No. 22"
"Multiple -Family Residential (20 dwelling units per acre)
(MF-20)
Notices of Public Hearing have been mailed to 187 owners and occupants of
property within 300 feet of the project site.
VI. PROJECT DESCRIPTION AND ANALYSIS
The applicant is requesting the approval to construct a 65-unit affordable senior
apartment project at 1838 E. Workman Avenue. The property is currently zoned
"Specific Plan No. 22", which' allows for the development of a 24-unit
condominium project. The applicant, is therefore requesting a zone change, precise
plan, and conditional use permit to facilitate the development of the senior housing
project. The existing construction on the property would be demolished.
A General Plan amendment was approved in 2005 to allow the 24-unit
condominium development. That General Plan amendment changed the land use,
designation from "Suburban Residential" (2.1 to 4.0 units per acre) to "High
Density Residential" (Over 20 units per acre). The proposed 65-unit senior housing
proposal is consistent with the "High Density Residential" (Over 20 units per acre)
land use designation. Therefore, no General Plan amendment is necessary.
Zone Change
The subject property is currently zoned "Specific Plan No. 22". A specific plan is
often used by cities to plan for aparticular area or site at more detailed or precise
level than provided by a zoning designation.. Specific Plan No. 22 was approved to
allow 24 condominium units to be developed on the lot. The specific plan also
specifies the size of the units, number of parking spaces, development standards,
and includes an exhibit defming the elevations. The applicant is requesting a zone
change to "Multiple -Family Residential" (20 dwelling units per acre) (MF-20) to
allow for the development of the senior housing apartment complex. Properties
located to the south and west are currently zoned "Service Commercial" (S-C),
while the properties to the east and north are zoned "Medium Density Multiple -
Family Residential". (MF-20).
The "MF-20" Zone has a minimum lot size of one acre and a minimum lot width of
150 feet. The subject property is 1.10 acres; however, the lot width is 134 feet.
Consequently, the applicant is requesting consideration on the required lot width
through the conditional use permit. The "Low and Moderate Income and Senior.
Citizen Housing" section of the Municipal Code allows a density bonus and zoning
incentives for senior housing projects through the Conditional Use Permit process.
More discussion on proposed deviations to development. standards will be provided
in the conditional use permit section of this report.
Conditional Use Permit
The applicant is requesting a density bonus and other incentives consistent with the
"Low- and Moderate -Income and Senior Citizen Housing" (aka Density Bonus
Ordinance) section of the Zoning Code.. The procedures were adopted in .
accordance with state law requirements to encourage the development of affordable
and/or senior housing projects. In order to encourage such projects, density bonus
standards were written to allow for deviations from the standards of the code.
Under normal circumstances, these deviations would require the approval of a
variance. However, the section was written to allow these deviations, referred to as
"incentives," for affordable and senior citizen projects through the approval of a
conditional use permit.
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Density Bonus
The proposed project density is 59.1 units per acre. The increase in density equates
to a density bonus of 200 percent above the otherwise allowable density of 20 units
per acre that would be permitted under the proposed zoning of "MF-20." .
There are two different types of density bonuses defined in the Municipal Code. A
"mandatory" density bonus, which pursuant to State law, requires the City to grant
a density bonus of at least 25 percent when a developer proposes to construct 10
percent of the units for very low-income households, 20 percent of the units for
lower -income households, and/or 50 percent of the units for senior citizens. A
"discretionary" density .bonus allows for a higher density bonus than required by
State law to promote and facilitate affordable housing projects and increase the
number of units that can be constructed..
A discretionary density bonus allows the City to grant higher density bonuses when
greater amounts. of affordable or senior citizen housing are proposed. The project is
requesting a discretionary density bonus. The ordinance does not provide a precise
formula for determining discretionary density bonuses, but rather states that
proposed requests are to be evaluated on a case -by -case basis, considering five
factors. These factors are listed and discussed below:
1. The type and extent of target units being proposed.
As stated, 100 percent of the project units (with the exception of the manager's
unit) are proposed to be restricted to occupancy by senior citizen households (in
which at least one resident is age 62 years or older). In addition, 20 percent of the
units (13 units) are proposed to be restricted to occupancy by very low-income
households at rent levels affordable to those households.. The remaining 80 percent
of the units (51 units) are proposed to be restricted to occupancy by lower -income
households at affordable rent levels. (The current income limit. for a two -person
very low-income household in Los Angeles County is $31,706 per year, and the
current limit for a two -person lower -income household is $50,750. per year.)
In comparison to the requirements for a 25 percent mandatory density bonus, the
developer is proposing affordable and senior citizen housing units in substantially
higher proportions. In exchange for a 200 percent density bonus, the developer is
providing 64 very -low and low-income senior citizen units. The applicant has
indicated that monthly rents are expected to be $695 for the very -low income units
and $795 for low-income units. As the proposed development is 100 percent senior.
citizen housing and meets affordability requirements, the proposed density bonus of
200 percent would be consistent with this criteria.
2. That the density bonus is necessary to make the project economically
feasible.
The proposed project is a Community Development Commission -assisted project
through the use of the Redevelopment Agency's affordable housing funds. To
achieve the goals of providing affordable housing in the community, it is important
to maximize the number of units for the site in order to make the project
economically feasible to both the developer and the Agency.
In order for an affordable housing project to be economically feasible, the developer
must increase the number of units allowed by right by the zoning code or increase
the amount of government assistance. Increasing the number of units makes the
project cost effective and incomes from the added units creates a financially
feasible project. The Community Development Commission is providing financial
assistance in the amount of $8.6 million in the form of a loan. Based on the
_ developer's proposal to develop 65 units of affordable senior housing and the
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financial assistance provided, the cost per unit is approximately $132,308. While
the proposed project is currently economically feasible, a reduction in the number
of units below the 65 proposed would significantly change the land cost per unit
and substantially affect the project's economic feasibility.
3. That the proposed housing will help fulfill the housing needs of the
community as established within the Housing Element of the General Plan.
The Housing Element of the General Plan has goals of providing all residents of
West Covina with opportunities to live in decent, safe, sanitary, and energy -
efficient housing at costs they can reasonably afford, and of encouraging the
construction of a wide varietyy of new housing to meet the needs of all residents.
The proposed project will contribute to the implementation of these goals.
The General Plan Housing Unit Update, currently being prepared, will establish
goals for providing new housing between 2008 and 2014 within various income
categories. Current Regional Housing Needs Assessment (RHNA) goals are 752
very low-income units and 3881ow-income units by 2014. The proposal to provide
13 very low-income and 51 low-income units would count toward the City's
assigned very low-income and low-income housing units. As such, the proposed
housing development would represent a contribution to the State -mandated housing
goals.
4. That the housing development reflects high standards - in the quality
of design and provision of amenities.
The design and the architecture of the proposed building provides a varied color
palette and articulation that provide definition and interest. The buildings have
been designed in a similar style and color palette as the neighboring senior
apartment complex to the east of the subject property. The three-story apartment
building uses a variety of materials and massing schemes that provide articulation.
Architectural details include balconies, window trim, and "Craftsman" details such.
as gable end knee braces, and wood porch supports (on the third floor). A
community room (with a kitchen) and outdoor patio area are provided on the third
floor and laundry facilities are provided on the second floor. Landscaped areas are
included in the front and rear setbacks as. well as along the westerly property line.
5. That the proposed housing development is compatible with the
. surrounding neighborhood.
The surrounding area supports a mixture of multiple -family residential, single-
family residential, and commercial uses to which the proposed multiple -family
residential use at this site will .be compatible. Surrounding land uses include a
two-story apartment complex to the north across Workman Avenue, and a school to
the northeast. A Chrysler -Jeep car dealership is located to the south and west, and a
senior citizen housing complex is located to the east. Single-family houses are
located easterly of the existing senior citizen housing complex. The proposed
project, as designed, should not pose any adverse impacts on these surrounding
properties, either physically or aesthetically.
Development Standard Deviations
The "Low. and Moderate -Income and Senior Citizen Housing" section of the
Zoning Code was developed to encourage the construction of affordable housing
projects. One of the.methods developed was the ability to grant deviations from
zoning standards without processing a variance request for senior or affordable
housing projects. This allows the City to review and determine those deviations
that are appropriate at the subject property. The applicant is requesting several
deviations, which are listed below.
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150 ft.
134 ft.
20 units per acre
59.1 units per acre
137 spaces
68 spaces
1 covered, 1 open
0 covered
Max 55%
88%
200'
331'.
Front (North)
Min.15' Avg. 20'
15'
Side(West)
10,
8'
Side(East)
10,
68'
Rear(South)
20'
5.5'
575 sq. ft.
630-702 sq. ft.
13,000 sq. ft.
9,600 sq.ft.
at 200 sq. ft./unit
75'X 75' min
40'X 240'
160 cubic feet/unit
63 cubic feet/unit
1. Lot Width
The West Covina Municipal Code requires lots zoned "MF-20" (Multiple -Family
Residential — 20 Units Per Acre) to be a minimum of 150 feet in width. The subject
property is 134 feet, 4 inches in width. The property is currently zoned "Specific
Plan No. 22" and was previously zoned "NE-20". The proposed development is
similar to the senior housing project constructed to the east of the subject property.
The development has been designed to be compatible with the surrounding land
uses. In addition, the project has been designed to allow Fire Department access
requirements.
2. Density
The proposal to construct 65 dwelling units on a 1.10-acre (47,793 square feet) site
equates to a density of 59.1 units per acre. The increase in density equates to a
density bonus of 200 percent above the otherwise allowable density of 20 units per
acre that would be permitted under the proposed zoning of "MF-20." Although
Municipal Code Sec. 26-678.2 currently limits a density bonus to a maximum of
160%, . a zoning code amendment is being processed to change that limitation to a
maximum of 200%. The Conditional Use Permit and the Precise Plan approvals
are both contingent upon the approval of the 200% density bonus ordinance.
3. Off -Street Parking Spaces Requirements
Section 26-506.(b)(1) of the Zoning Code requires two parking spaces per unit for
multiple -family dwellings, with one space' per unit enclosed on three (3) sides and
roofed. An additional ten (10%). percent of the required parking is required to be
provided for guest parking and be dispersed throughout the site. Based on the
Municipal Code development standards the proposed 65-unit project would require
65 covered spaces, 65 uncovered spaces, and an additional 7 guest parking spaces.
A total of 68.uncovered parking.spaces are proposed, which is a ratio of 1.05 spaces
per unit. Section. 26-678.4(a) of the Zoning . Code specifically provides for
deviations to parking standards as an incentive for senior citizen housing based on
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an evaluation of expected demand. The lowest parking ratio than can be permitted
is 0.75 spaces per unit.
It is generally accepted that senior citizen housing generates less demand for
parking thanother types of housing, and this demand is even less still for lower -
income senior citizens. The location of the subject property allows the use of the
City "Go West" transit which travels on Workman Avenue (with a stop located on
Workman Avenue on either side of Azusa Avenue) and Foothill Transit 280, which
travels on Azusa Avenue. Furthermore, the subject location is within a quarter -
mile of the West Covina Village Shopping Center, which includes a grocery store.
The adjacent senior housing complex to the east of the subject property was
developed with 68 parking spaces for 86 units, a ratio of .79 parking spaces per
unit. There has not been a significant parking issue at that complex since its
development in 2002. The office manager has indicated that currently there is
sufficient parking for those residents that have vehicles.
Section 26-506(b)(2) of the Zoning Code also requires that a minimum of one
parking space per. unit be enclosed ,on three (3) sides and roofed. The applicant is
not proposing to provide any covered parking and is requesting a deviation from
covered parking requirements.
Section 26-506(c)(1) of the Zoning Code requires that all uncovered parking spaces
have a minimum dimension of 9 feet in width and 20 feet in depth. The proposed
parking spaces are 8 feet, 9 inches in width and 18 feet in depth. The applicant is
requesting a deviation from standards for parking space dimensions.
4. Maximum Ground Coverage
Section 26-510 of the Zoning Code establishes standards for the maximum ground
coverage of 55 percent in multiple -family residential zones. The ground coverage
includes structures, garages, and all paved areas. The applicant is proposing ground
coverage of 41,983 square feet. The'proposed ground coverage is 88 percent. The
applicant is requesting a 33 percent deviation from the ground coverage
requirement.
5. Maximum Building Length
Section 26-512 of the Zoning Code establishes the maximum building length of
200 feet. The intent of this requirement is to provide for a break in the mass of
proposed buildings. The building is divided into segments on the easterly side of
the building by the Fire Department turn -around., Additionally, the balconies
project from the building wall providing articulation. The proposed building has a
length. of 331 feet. The applicant is requesting a deviation of 131 feet. If the
building were divided into two buildings in compliance with code standards, the
number of units would have to be reduced.
6. Setbacks
Section 26-507 of the Zoning Code establishes standards for building setbacks from
property lines. "MF-20" Zone standards for three-story buildings are as follows:
Front — Minimum 15 feet, Average 20 feet
Side — 10 feet
Rear — 20 feet
With respect to the front yard, the proposed front setback is 15 feet from exterior of
the central corridor. That portion of the building projects, in front of the remainder
of the building. The building wall to the east of the central portion of the building
is setback 21 feet, 3 inches. The building wall to the west of the central portion of
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the building is setback 20 feet. Therefore the average setback across the length of
the building frontage is less than 20 feet.
Because the 24-unit condominium development was previously approved, a seven -
foot dedication has been deeded to the City along. the front . property line of the
subject property. The neighboring property to the east (existing senior housing)
was approved with an irrevocable offer of dedication seven feet in width. An
irrevocable offer of dedication' does not immediately affect the location of the front
property line, but rather gives the City the right to take the property when the City
intends to widen Workman Avenue.. Therefore, the front property. line on the.
subject property is seven feet farther from the street than the front property line on
the neighboring property to the east. As. a result, while the proposed front setback
is 15 feet, it will be two feet farther from the street than the senior citizen housing
building to the east.
The site is situated between a property zoned "S-C" and developed with an
automobile dealership and a property zoned "M-P and developed with senior
housing. The required side setbacks for the proposed project are l0 feet. The
building, which is proposed to be situated on the westerly side of the site, is set
back 68 feet from the easterly property line (adjacent to senior housing). The
westerly side setback is proposed to be 10 feet to the building face and 8 feet to the
patios and balconies. The decreased setback should not therefore pose a significant
impact to the adjoining property as it is developed with an automobile dealership.
The rear setback is required to be 20 feet. The face of the building is set back 10
feet from the rear property line. A trash enclosure is proposed adjacent to the rear
building wall and is setback from the rear property line by,five feet, six inches.
This minor encroachment should not pose a significant impact as the rear of the site
adjoins the storage area for West Covina Chrysler Jeep.
7. Unit Size
The West Covina Municipal Code establishes minimum unit sizes for apartments in
the Multiple -Family Residential section (Section 26-513). In the "MF-20" zone
unit sizes for one -bedroom units are required to be a minimum of 725 square feet.
The "Low- and Moderate -Income and Senior Citizen Housing" section of the
Municipal Code further provides for reduced minimum unit sizes. Section 26-
678.4 establishes reduced minimum unit sizes as an incentive for the development
of, senior citizen housing. This section states that a one -bedroom unit be a
minimum .of 575 square feet: '_The applicant is proposing 65 one -bedroom units in
the four different sizes, 630 square feet, 638 square feet, 653 square feet, and 702
square feet. These unit sizes are. in compliance with the standards for a senior
citizen housing unit.
8. Recreational -leisure space
Section 26-514 of the Zoning Code requires the provision of 200 square feet of
usable recreational/leisure space for each dwelling unit. Qualifying space cannot be
in the front yard and must have a minimum dimension of 75 feet. With 65 units,
the requirement for the proposed project is, 13,000 square feet. As proposed,
landscaped space is provided in the side and rear yard, however the minimum
dimension of 75 feet is not provided. An 816-square foot Community Room and a
400-square foot patio are proposed on the third floor of the building. Each unit is
provided with a 32-square foot balcony or patio area. The applicant is requesting a
deviation from recreational -leisure space requirements.
9. Private Storage
Section 26-518 of the Zoning Code requires the provision of 160 cubic feet in an
enclosed storage space for each dwelling unit with no dimension less than two feet.
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Further, the storage cabinet must be placed within a carport, garage or in a cabinet
accessible from the exterior and in close proximity to the unit. The intent of this
requirement was to provide extra storage capacity in the parking areas for apartment
or condominium projects. Since there are no garages or carports proposed, there
are no storage areas proposed in the parking area. The applicant is proposing an
exterior storage area of 63 cubic feet that is accessible from the balcony of each
unit.
Summary
The development standards for the "MF-20" Zone were established on the basis of
facilitating development with a maximum density of 20 units per acre. In order to
facilitate the proposed density of 59.1 units per acre, adherence to all of the
development standards of the 'W-20" Zone becomes infeasible. The requested
deviations are needed in order to allow the proposed number of units to be
accommodated on the site with maximum efficiency. The proposed project
deviations will not have a demonstrably negative impact on the site development,
layout, safety or the comfort of the project's residents, or the neighboring
properties.
Precise Plan
The 1.10-acre site has been graded for the construction of a 24-unit condominium
project. The lot is rectangular in shape and relatively flat. In order to facilitate the
development of the 24-unit condominium project, retaining walls were constructed
on the sides and the, rear of the subject property. Along the rear (southerly) property
a retaining wall approximately five feet in height was constructed. The retaining
walls along the side property line begin at five feet at the rear of the property and
gradually reduce in height toward the front property line. A subterranean pump will
be placed at the rear of the lot to pump water to the street.
The proposed design includes a long, linear building on the westerly side of the
property and surface parking on the east. The building is proposed to be three -
stories in height, with a manager's unit on the ground floor. A total of 68 parking
spaces are provided on site. At the center of the property, a Fire Department turn-
around has been designed to allow for fire trucks to turn around and eliminate the
need for a fire truck to back out of the lot onto Workman Avenue. A 20-foot by 20-
foot "notch" has been removed from the center of the building along the east
elevation.
Architecture and Site LUout
The design of the site includes a three-story building and a parking area on the
easterly portion of the site. The front of the building includes stone veneer accents
and a front door in the center of the elevation. While the front door functions as an
exit, not an.entrance, it has been designed with a "Craftsman" style door and accent
molding. The main building entrance is located in middle section of the eastern
elevation of the building. The proposed building has a stucco exterior with
simulated stone veneer accents and a composition shingle roof. The building has
balcony features, which provide articulation and serve to break up the mass "of the
east and west elevations. The proposal includes some features which are
"Craftsman" in style, including porch support columns on the third floor and
exposed knee braces on the gables.
Proposed colors for the senior housing project are range from white, light gray to
light blue. The stone veneer is "Virginia Ledge/Golden Sand" manufactured by
Coronado Stone. The base and the building columns would be a gray color, with
the upper portions of the elevations a light gray color. Horizontal accent will be
painted blue while the trim on the third storywill be white. The roof comprised of
asphalt shingles in a slate gray color.
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The proposal includes an 816-square foot community room on the third floor of the
structure. The community. room includes a kitchen and a restroom. A 400-square
foot patio area is also proposed on the third floor. This patio is above the 20-foot
by 20-foot "notch" for the Fire Department to maneuver a fire truck. The patio is
located across the hallway from the community room. The applicant has also
provided a number of seating alcoves along the hallways in the building.
All of the units are one -bedroom units and include a kitchen and a restroom. The
units range from 630 square feet to 702 square feet. One of the units is the
manager's unit,. which is the 702-square foot unit. The manager's unit includes a
bedroom and an office. The total living space floor area proposed for the project is
41,907 square feet, not including the 9,698 square feet of hallways and common
areas. Information on setbacks is provided in the conditional use permit section of
the report.
A vehicular entry gate is proposed. In addition, security fencing is proposed to
separate the interior of the lot from the street frontage. Pedestrian gates will be
located on the east and west sides of the building. Four parking spaces are located
outside. the vehicular entry gates to allow parking for guests.
No rooftop mechanical equipment is proposed on the plans.. Air conditioners and
heaters will be provided in each unit in the balcony area in combination with the
water. heater. A trash enclosure is proposed behind the building. The trash
enclosure would be enclosed by a block wall and includes a roof.
Parking & Circulation
Access to the site. will be via a single 26-foot wide driveway from Workman
Avenue. The project is located approximately 280 feet east of the intersection of
Azusa Avenue and Workman Avenue.
Senior citizen housing developments typically do not generate the same levels of
traffic compared to standard residential development; either on a daily basis or
during peak morning and afternoon commute hours. Additionally, fewer seniors
own vehicles than do the remainder of the adult population. Therefore, as analyzed
below, the proposed project is not expected to significantly impact traffic within the
surrounding area.
According to the Trip Generation Handbook, 8 h Edition (Handbook) prepared by
the Institute of Traffic Engineers, senior housing generates a weekday average of
3.48 trips per unit. This is approximately 40 percent less than the estimated 5.81
trips per day generated by typical multi -family residential development. The
Traffic Study, prepared by Kimley-Horn and Associates indicates,that the proposed
project of 65 units.would generate 228 trips per day.
The entrance to the site from Workman Avenue will allow left or right-hand turning
movements when either entering or exiting the site. A total of 68 parking spaces
are proposed for the site. Of those parking spaces, the four located outside the entry
gates will function as guest parking spaces, while 64 spaces will be available for the
residents. The parking area is a dead-end drive aisle. Per the Parking Lot Design
Standards, a 12-foot wide turnaround is located at the rear of the parking area to
allow vehicles to turnaround if all the spaces are occupied. If the Commission felt
it was more beneficial to have an additional parking space, that turnaround area
could be converted to a parking space, increasing the number of parking spaces to
69. The negative to that approach is that cars would then have to back out of the
parking area if all the spaces were occupied at the rear of the lot.
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VII. CONCLUSION
The applicant has made an effort to design the proposed project to be compatible
with the existing senior housing project located immediately adjacent to the east.
The front elevation incorporates three California -roof elements, wood shutters and
stone veneer on the elevation and on the block wall. The massing along the side
elevations has been minimized by providing balconies, window accents, arches and
roof articulation.
The proposed. project provides needed affordable housing for lower -income senior
citizens., . In. order to. accomplish this objective while making the project
economically feasible, it is necessary to increase the allowable density for the site
and allow certain other deviations from the development standards of the "MF-20"
Zone. These modifications are in compliance with the purpose of "Low- and
Moderate -Income and Senior .Citizen Housing" section of the West, Covina .
Municipal Code. The project has been designed so as to properly adjust the use to
the site and the surrounding area, and provide for the necessary features and
amenities to provide a desirable living environment for the residents of the project.
VIII. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions recommending
to the City Council certification of the Mitigated Negative Declaration of
Environmental Impact and approval of Zone. Change No. 09-01, and approval of
Precise Plan No. 09-03, and Conditional Use Permit No. 09-04.
PREPARED BY:
Je erson
Acting City Planner
Attachments:
Attachment 1 — Negative Declaration Resolution
Attachment 2 — Zone Change Resolution
Attachment 3 — Conditional Use Permit Resolution
Attachment 4 — Precise Plan Resolution
Attachment 5 — Initial Study
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Planning Commission Minutes
Page 4 —November 10. 2009 ATTACHMENT 6
Motion by Sotelo, seconded by Redholtz, to waive further reading of the body of the
resolution, and adopt Resolution. No. 0975341, recommending to the City Council
approval of Code Amendment No. 09-03. Motion carried 5-0.
Chairman Stewart stated that final action regarding this matter would be considered by
the. City Council at a public hearing tentatively scheduled for December 15, 2.009.
(4)
ZONE CHANGE NO.09-01
CONDITIONAL USE PERMIT NO.09-04
PRECISE PLAN NO. 09-03
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Tom Corley, Pacific. Development
LOCATION: 1838 East Workman Avenue
REQUEST: The project consists of a request for a zone change to change the
designation from "Specific Plan No. 22" to ."Multiple -Family
Residential" (20 dwelling units .per acre) (MF-20).. A precise plan
is requested to construct a three-story senior citizen housing project
consisting of 65 one -bedroom apartments. In addition, a
conditional use permit, is requested to allow consideration of the
proposal for affordable senior housing.
Chairman Stewart opened the public hearing. Acting City Planner Jeff Anderson
presented the staff report. During his presentation, Mr. Anderson told the Commissioners
that this request was for a senior housing project. He also spoke about the history of the
property, previous project approvals on the site, and the existing uses for the adjacent
properties. In addition, Mr. Anderson reviewed the proposal, including setbacks, Fire
Department access, proposed elevations, the location of the proposed parking lot, the
number of parking spaces required, architectural treatments and proposed patio. Mr.
Anderson also told the Commission that the units would be one -bedroom units
appropriate for senior citizens and they would be affordable. Mr. Anderson also stated
that the existing utility poles would remain in place, rather than being placed
underground.
PROPONENT:
Michael Lizzaraga, President and CEO of TELACU, said he was present to answer any
questions by the Commission. Iry Berman, architect for the project, told the Commission
that there are trash and laundry chutes included for each floor of the building. He added
that there are also sitting areas and a laundry area provided.
OPPONENT:
Joanne Wilner spoke to the Commission regarding her concerns with the lack of storage
space, the location of the trash bins, and small size of the recreation area provided.
Further she expressed her concern that the property would not be able to accommodate
the high density proposed, and the high percentage of ground coverage. In addition, she
spoke regarding the funding of the project.
Chairman Stewart closed the public hearing.
There was a discussion by the Commission regarding the high density of the project, the
safety of the residents, the request allow the utilities to remain above ground, and the cost
to the City of West Covina. Commissioner Redholtz stated his support of the project,
saying this location provided many amenities and complied with the General Plan.
Commissioners Sotelo and Carrico also expressed their support of the project and agreed
with the comments made by Commissioner Redholtz.
Commissioner Sykes expressed his concern with the density and safety of the senior
citizens living at the location if there were a disaster. He also stated his concern with the
utilities not being placed underground and the cost to the City of West Covina. However,
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Page 5 - November 10, 2009
he agreed with the remainder of the Commission that this project will fill a need for low -
to moderate -income housing and stated that he would support the proposed project.
Chairman Stewart said that he felt this project would be harmonious with the surrounding
area and expressed his support.
Motion by Redholtz, seconded by Sotelo, to adopt findings as recommended by staff.
Motion carried 5-0.
Motion by Redholtz, seconded by Sotelo, to waive further reading of the body of the
resolution and adopt Resolution No. 09-5342, recommending to the City Council
certification of the Mitigated Negative Declaration of Environmental Impact for Zone
Change No. 09-01, Conditional Use Permit No. .09-04 and Precise Plan No. 09-03.
Motion carried 5-0.
Motion by Redholtz, seconded by Sotelo, to adopt findings as recommended by staff.
Motion carried 5-0.
Motion by Redholtz, seconded by Sotelo, to waive further reading of the body of the
resolution and adopt Resolution No. 09-5343, recommending to the City Council
approval of Zone Change No. 09-01. Motion carried 5-0.
Motion by Redholtz, seconded by Sotelo, to adopt findings as recommended by staff.
Motion carried 5-0.
Motion by Redholtz, seconded by Sotelo, to waive further reading of the body of the
resolution and adopt Resolution No. 09-5344, approving Conditional Use Permit No. 09-
04. Motion carried 5-0.
Motion by Redholtz, seconded by Sotelo, to adopt findings as recommended by staff.
Motion carried 5-0.
Motion by Redholtz, seconded by Sotelo, to waive further reading of the body of the.
resolution and adopt Resolution No. 09-5345, approving Precise Plan No. 09-03. Motion
carried 5-0.
Chairman Stewart stated that the actions regarding Conditional Use Permit No. 09-04 and
Precise Plan No..09-03 are final unless appealed to the City Council within ten days.
Final action regarding Zone Change No. 09-01 and the Mitigated Negative Declaration of
Environmental Impact will considered by the City Council at a public hearing tentatively
scheduled for December 15, 2009.
(5)
CONDITIONAL USE PERMIT NO.09-12
CATEGORICAL EXEMPTION
APPLICANT: Stephan.Schmidt for 501 Vincent, LLC
LOCATION: 501 S. Vincent Avenue, Suite 103
REQUEST: The applicant is requesting the approval of a conditional use permit
to operate vehicle service bays with retail services within an
existing 5,807-square foot retail building. The site is located in
the "Service Commercial" (SC) Zone.
Chairman Stewart opened the public hearing. Senior Planner Fabiola Wong presented the
staff report. During her presentation, she spoke about the history of the property and the
type of use that was proposed. Ms. Wong also spoke about staff s recommendation to
require decorative roll -up. doors and decorative light structures. Staff recommended
approval of the project.
Commissioner Redholtz asked staff a question about the public notification. Staff stated
that public notification requirements had been fulfilled.
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ATTACHMENT 7 City of West Covina
WEST MR
Fire Fire Department
DATE: November 9, 2009
TO: Planning Commission
FROM: Rick Genovese, Fire Marshal / Assistant Chief
RE: 1838 East Workman Avenue
The West Covina Fire Department, Fire Prevention Bureau, has reviewed items pertaining to
Zone Change 09-0.1, Precise Plan 09-03 and Conditional Use Permit 09-04. The Bureau has
found that the proposed plans comply with the 2007 California Fire Code and 2006 International
Fire Code.