Resolution - 2013-8RESOLUTION NO.2013-8
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ADMINISTRATIVE USE PERMIT
NO. 12-19 TO ALLOW A 185-SQUARE FOOT ADDITION TO AN
EXISTING SECOND -STORY
ADMINISTRATIVE USE PERMIT NO. 12-19
CATEGORICAL EXEMPTION
APPLICANT: Eleazar Becerra/Barbara Ma
LOCATION: 3008 Cordova Court
WHEREAS, there was filed with this Commission a verified application on forms
prescribed by the Commission, a request for an administrative use permit to approve a 185-
square foot second -story expansion to an existing 4,201-square foot single-family home
(including a 779-square foot garage), on that certain property generally described as:
Assessor's Parcel No. 8482-039-034, 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 13"' day of
November, 2012, conduct a duly advertised public hearing as prescribed by law to consider said
application; and
WHEREAS, consistent with the request, the applicant has also requested a Variance (No.
12-09) to encroach into the required 10-foot side yard setback by-2 feet, 10 inches to legalize a
single -story addition to the west side of the dwelling unit;
WHEREAS, the Planning Commission voted 2-2, deeming the request for the project
denied; and
WHEREAS, on November 20, 2012, an appeal of the Planning Commission's split
decision that deemed the project denied was requested by the applicant; and
WHEREAS, the City Council did, on the 5th day of February, 2013, 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 this City Council and in its behalf reveal
the following facts:
1. The applicant is requesting the approval of an administrative use permit for a single-
family residence in the "Single -Family Residential" (R-1) Zone, Area District IV.
The project consists of a request to allow a 185-square foot second -story expansion to
the existing 1,493-square foot second story.
2. The project includes a variance to deviate from certain development standards.
3. Findings necessary for approval of an administrative use pen -nit for a large expansion
and maximum unit size exception 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 blends with the existing structure, if any, and results in a development,
which is harmonious in scale and mass with surrounding residences.
C. The development is sensitive and not detrimental to the convenience and safety
of circulation for pedestrians and vehicles.
Resolution No. 2013-8
Page 2
d. The development can be adequately served by existing infrastructure and
services.
e. 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.
f. The development does not intrude upon the privacy of surrounding residences.
4. The proposed action is considered to be exempt from the provisions of the California
Environmental Quality Act (CEQA), pursuant to Section 15603 (Class 3, New
Construction or Conversion of Small Structures) of the CEQA Guidelines, in that the
project consists of one single-family residence in a residential zone.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
West Covina as follows:
1. On the basis of evidence presented, both oral and documentary, the Planning
Commission makes the following findings for approval of an administrative use
permit for a large expansion and maximum unit size exception:
a. The existing residence with the proposed addition is consistent with the "Very
Low Density Residential" (0.1-1.0 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 IV.
b. The proposed house has a combination of stucco and wood siding exterior. The
house is designed to comply with side yard and rear yard setback requirements
for the second story addition. The house is well designed and features a nice
landscaped front yard, walkway and a spacious entryway.
C. Access to the site is provided via Cordova Court, which is a cul-de-sac. Any
traffic generation is likely to be generated by the residents within this cul-de-
sac. 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.
C. The lot varies in topography. However, the second -story addition is expanding
an existing second -story. Also, the dwelling unit is built on a relatively flat pad
graded at the time that the lot was improved. The project proposes construction
that would not impede any scenic views from surrounding properties.
f. Some of the homes within the block are two-story. The second story addition is
setback 57 feet from the east property, line. Due to the distance between
structures and topography of the parcels on Cordova Court, the second -story
expansion will not have any privacy impacts upon adjacent properties.
2. That pursuant to all of the evidence presented, both oral and documentary, and further
based on the findings .above, Administrative Use Permit No. 12-19 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 Planting Director, before. the use or occupancy of the property is
commenced and before the Certificate of Occupancy is issued.
Resolution No. 2013-8
Page 3
3. The administrative use permit shall not be effective for any purpose until the owner of
the property involved (or his duly authorized representative) has filed at the office of the
Planning Director his affidavit stating he is aware of, and accepts, all conditions of this
Administrative use permit as set forth below. Additionally, no permits shall be issued
until the owner of the property involved (or a duly authorized representative) pays all
costs associated with the processing of this application pursuant to City Council
Resolution No. 8690.
4. The costs and expenses of any enforcement activities, including, but not limited to
attorney's fees, caused by the applicant's violation of any condition imposed by this
approval or any provision of the West Covina Municipal Code shall be paid by the
applicant.
5. That the approval of the administrative use permit is subject to the following
conditions:
a. That the project comply with all requirements of the "Single -Family Residential"
(R-1) Zone, Area District VI, and all other applicable standards of the West
Covina Municipal Code.
b. 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.
c. This development shall conform to all applicable Municipal regulations, Fire,
Building, Mechanical, Electrical, Plumbing codes and recognized, approved,
standards of installation.
d. 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.
e. The applicant shall submit construction plans for plan check review by the Public
Works Department, Fire Department, and Planning Department.
f. Building Division:
Obtain departmental approvals from:
a. Planning Department: zoning
b. Fire Department: Fire sprinklers of cinema and gym buildings
e. City Engineering Division: site retaining walls, grading and
drainage.
2. Submit complete and accurate plans showing the house and site after the
alterations. From initial review of the submitted documents, the following
areas will need to be legalized:
a. House:
i. Rear patio.
ii. Solar panels on roof.
iii. First floor addition on both east and west sides at rear.
iv. Second floor addition on east side.
b. Cinema
C. Gym
d. Storage room
e. Site Retaining walls and grading
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Page 4
3. Submit complete and accurate plans showing the house and site at the pre -
altered state.
4. Submit complete soils report. Show compliance to CBC§ 1803.
5. Submit complete structural engineering design to include structural plans,
calculations and specifications. Structural plans and specifications shall
address all areas indicated above.
6. Upon inspection all existing covered structural items shall be uncovered
for verification for compliance with the design prepared by the structural
engineer.
7. For foundations and retaining walls:
a. Approvals and verifications of construction will be required by
both soils and structural engineer.
b. Reinforcing steel size and spacing will be required to be x-rayed
for verification. Verification and approval from the structural
engineer will be required.
8. All retaining walls and slab on grade serving as enclosing boundary
elements of habitable spaces will be required to be properly protected
form moisture.
9. Additional corrective actions maybe required upon review of complete
submittal of plans and specifications and during site inspections.
10. Plans review and permit fees will be required.
11. Construction fines will be assessed for construction without permits.
12. School District (See Counter Staff). School fees are required for all
construction with floor area increase of 501 square feet or more. Pay at
school district office and bring receipt to Building Division. This may be
done after all other corrections have been made and plans are approved.
13. The proposed project is over 1000 s/f in addition or alteration and will be
required to comply with West Covina Municipal Code Section 7-260 to
recycle 50% of the construction material and debris. See counter staff and
complete the Construction and Demolition Waste Diversion Plan (WDP).
Permit will not be issued until the WPD is completed and required
fees/deposit submitted.
g. Engineering Division:
1. Existing retaining walls. Our records do not show any permitted retaining
walls. Have your engineer submit calculations and details stamped and
signed by registered civil engineer for all existing retaining walls to show
that they were built per engineering standards and per City of West Covina
guide lines (copy attached). Field verification and inspection will be
required.
2. New retaining walls. Have your engineer submit calculations and details
stamped and signed by registered civil engineer for review and approval
by the City. Provide concrete swales around the walls existing and new.
3. Submit a site plan showing finish grade elevations at different locations of
the site including property corners, near retaining walls, along property
lines and near buildings and pad and/or finish floor elevations of the
buildings.
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Page 5
4. For walls show top of Wall elevation, finish grade elevation and top of
footing.
5. For submittals to Engineering division use Engineering scale, 1 "= 10' or
I" = 20'.
6. The City Clerk shall certify as to the passage of this Resolution
APPROVED AND ADOPTED on this 5"' day of February, 2013.
ATTEST:
City Clerk Laurivearrico
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 held thereof on the 5t" day of February 2013 by the following
vote of the City Council:
AYES:
Herfert, Sotelo, Sykes, Sanderson
NOES:
None
ABSENT:
None
ABSTAIN:
None
rty Clerk Laurie Carrico�r
APPROVED AS TO FORM:
64 Attorney Ardold Alvarez-Glasman
DATE: February 5, 2013
EXPIRATION DATE:
February 5, 2014 if not used.