Resolution - 2006-57RESOLUTION NO.2006-57
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE
PERMIT NO. 06-02 ON APPEAL OF PLANNING COMMISSION
ACTION
•ADMINISTRATIVE USE PERMIT NO. 06-02
CATEGORICAL EXEMPTION
APPLICANT: Steve Bide
LOCATION: 211 South Grand Avenue
WHEREAS, there was filed with this Council a verified application on forms prescribed
by the Council, a request for an administrative use permit to approve a maximum unit size
exception and a large expansion to allow the demolition of an existing 1,657-square foot home
and rebuild a 4,056-square foot one-story house (including a 763-square foot garage), on that
certain property generally described as:
Assessor's Parcel No. 8277-010-012, as listed in the records of the office of the Los
Angeles County Assessor; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 281h
day of February, 2006 conduct a duly advertised public hearing as prescribed by law; and
WHEREAS, the Planning Commission did adopt Resolution No. 06-5116 denying the
application; and
WHEREAS, on March 6, 2006, an appeal of the Planning Commission action was filed by
Steve Bide; and
WHEREAS, the City Council did, on the 4`h day of April, 2006, and the 20`' day of June,
2006 conduct duly advertised public hearings as prescribed by law, and considered evidence
presented by the Planning Commission, Planning Department, and other interested parties; and
WHEREAS, studies and investigations made by this Council and in its behalf reveal the
following facts:
1. The applicant is requesting an administrative use permit for the approval of a maximum unit
size exception and large expansion for a single-family residence in the "Single -Family
Residential" (R-1) Zone, Area District 111. The proposal consists of the construction of a
3,293-square foot home and a 763-square foot attached garage.
2. Appropriate findings for approval of an administrative use permit for a maximum unit size
exception and large expansion are as follows:
a. The lot and proposed development is consistent with the general plan, zoning, and meets
all other applicable code requirements.
b. The development utilizes building materials, color schemes and a roof style which blend
with the existing structure, if any, and results in a development which is harmonious in
scale and mass with the surrounding residences.
• c. The development is sensitive and not detrimental to convenience and safety of circulation
for pedestrians and vehicles.
d. The development can be adequately served by existing or required infrastructure and
services.
e. The design of the structure has given consideration to the privacy of surrounding
properties through the usage and placement of windows and doors, cantilevers, decks,
balconies, minimal retaining walls, trees and other buffering landscaping materials.
Resolution No. 2066-57
June 20, 2006
f. The development is sensitive to the natural terrain, minimizes necessary grading, de-
emphasizes vertical massing which could disrupt the profile of a natural slope, and does
not impede any scenic vistas or views open to the public or surrounding properties.
3. The project is categorically exempt pursuant to Section 15303, Class 3 (New Construction or
Conversion of Small Structures) from the provisions of the California Environmental Quality
Act (CEQA) of 1970, as amended, since the project consists of one single-family residence in
• a residential zone.
NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows:
SECTION 1. On the basis of the evidence presented, both oral and documentary, the City
Council makes the following findings:
a. The proposed residence is consistent with the "Suburban Residential" (2.1-4.0 units per
acre) land use designation of the General Plan. The project meets all applicable
requirements of the "Single -Family Residential" (R-1) Zone, Area District M.
b. The house is proposed at 24 feet in height and includes a hip roof. The proposed house
has a stucco exterior in combination with brick alternative materials. The house is
designed to comply with side yard setback requirements and with a gable roof elements
to provide articulation on the front elevation.
c. Access to the site is provided via Grand Avenue. The proposed home is set back 41 feet,
three inches from the front property line. Therefore, the development has demonstrated
sensitivity to circulation patterns and will not be detrimental to the convenience and
safety of circulation for pedestrians and vehicles.
d. The existing residence and development is already adequately served by existing
infrastructure (streets, sewer, water, etc.). The addition to a single-family residence is not
anticipated to require additional infrastructure or services beyond that provided by the
existing residences nearby. Therefore the development can be adequately served by
existing infrastructure and services.
e. The project proposes substantial front, side and rear setbacks. The setbacks around the
building meet the minimum standards of the Municipal Code. No balconies or retaining
walls that require an administrative use permit are proposed.
f. The property is currently developed with a 1,657-square foot house. The lot is relatively
flat and will require little grading. The project proposes construction of an addition that
would not impede any scenic views from surrounding properties.
SECTION 2.. That pursuant to all of the evidence presented, both oral and documentary,
and further based on the findings above, Administrative Use Permit No. 06-02 is approved
subject to the provisions of the West Covina Municipal Code, provided that the physical
development of the herein described property shall conform to said plan and the conditions set
forth herein which, except as otherwise expressly indicated, shall be fully performed and
completed or shall be secured by bank or cash deposit satisfactory to the Planning Director,
before the use or occupancy of the property is commenced and before the Certificate of
Occupancy is issued, and the violation of any of which shall be grounds for revocation of said
precise plan by the Planning Commission or City Council.
SECTION 3. That the administrative use permit shall not be effective for any purpose until
• the owner of the property involved (or a duly authorized representative) has filed at the office of the
Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan
as set forth below. Additionally, no permits shall be issued until the owner of the property involved
(or a duly authorized representative) pays all costs associated with the processing of this application
pursuant to City Council Resolution No. 8690.
SECTION 4. The costs and expenses of any enforcement activities, including, but not
limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this
approval or any provision of the West Covina Municipal Code shall be paid by the applicant.
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Resolution No. 2006-57
June 20, 2006
SECTION 5. That the approval of the precise plan is subject to the following conditions:
a. Comply with plans reviewed by the City Council on June 20, 2006.
b. That the project comply with all requirements of the Single -Family Residential (R-1), Area
District III, and all other applicable standards of the West Covina Municipal Code.
• c. That any proposed changes to the approved site plan, floor plan or elevations be reviewed
by the Planning Department, and the written authorization of the Planning Director shall
be obtained prior to implementation.
d. This development shall conform to all applicable Municipal regulations, Fire, Building,
Mechanical, Electrical, Plumbing codes and recognized, approved, standards of
installation.
e. The approved use shall not create a public nuisance as defined in the West Covina
Municipal Code Section 26-416 regarding landscape maintenance and property
maintenance.
f. This Administrative Use Permit approval shall become null and void if the building permit
is not obtained within one (1) year of the date of this approval.
SECTION 6. The City Clerk shall certify as to the passage of this Resolution.
PASSED AND APPROVED on this 20a' day June 2006.
1
May r Ste erfert
I, LAURIE CARRICO, CITY CLERK of the City of West Covina, California, 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 20th day of June 2006, by the following vote
of the City Council:
AYES: Hernandez, Sanderson, Touhey, Herfert
NOES: None
ABSENT: Lane
ABSTAIN: None
EXPIRATION DATE:
June 20, 2007
• if not used.
APPROVED AS TO FORM:
CityAttorney Amo d Alvarez-Glasman